If the other tenants don't want to stand up to her, then screw them.

Someone should have just screwed up a piece of drywall and primed it white over that hole until the summer came.

Do not screw this up, the liability penalties would be huge since you're dealing with fire.

After seeing a video somewhere, I made the tool in the photos, using wood, some screws and stick-on rubber safety tread from Harbor Freight: https://www.harborfreight.com/self-adhesive-rubber-safety-step-tread-98856.html.

Everything I have goes to each property and keeps me screwed up  

If they were trying to screw you they would just stay for 3-6 months without paying.

I'll just need 2" screws to reach the old J-boxes in the ceiling for the trimouts. 

As for the suggestion of getting a contractor to sign off on experience, no legitimate contractor is going to do that, and if they did, and got caught, you'd both be screwed. 

I quickly realized people get screwed all the time and there's nothing they can do about it. 

Be careful with that BRRR stuff.I personally would not do Remote BRRR as there is just a lot of risk with 1) risk of embezzlement with contractors 2) change orders and 3) bank doing bait and switch doing a lower appraisal and/or LTV on the refinance.Most service providers net worth is under 500-1M net worth and I just did not feel comfortable working with them because they would screw me over when I wire over 30-50k checks to do work.