If your house caught on fire 1 day before selling it, your homeowners insurance would pay to remediate the fire damage, but they wouldn't compensate you for the loss of the sale/profit.

So, to clarify just make sure there is a contingency in there for review/remedy of the POS?

At the same time, housing operators are havingto repair damaged units while insurance costs spiral ever higher.Thebottom line: Revenues are falling while expenses are rising.Thereare no quick remedies.

Unfortunately, my lovely co-tenant refused to vacate and continues to threaten the landlord- filing “remedy and repair “ , contacting neighbors, calling him slumlord, opening his private mail — psycho full steam ahead.

I am typically looking at larger more expensive items.What I have typically done is once I am officially owner of the property, I will ask each tenant to name me 1-2 items that need to get repaired/fixed/remedied right off the bat.

I called my own mold remediation contractor who tested and remediated mold.  

(It is due to a tree that the city grew and will need to be cut down immediately to remediate the problem). (12k for the replacement of pipes and ~5 kfor tree)

However this last tenant left our unit in a very damaged and extremely filthy state that took considerable work to remedy (which was a surprise because they had been pretty responsible until this event). 

That will cost extra time and money to remedy.

I'm deliberating whether I should hire my neighbor (he just had leg surgery and walking with a cane) across the street to do construction because if the construction turns out bad, I strain the relationship with the neighbor across the street, and also whether I should hire my neighbor from another place who does the design because I kinda don't prefer he knows where I live (just because if the design turns out bad, I strain another relationship with him and exposes my address of where I live).