Be honest and truthful, don't try to blow smoke up a lender's vault.So, talk to lenders, see where they are, banks have specialty niches in lending just as investors specialize in certain areas.

FHA has a lot of requirements for safety and habitability such as flooring, smoke detectors, railings, etc.  

I was blowing smoke I have to admit since I'll have to find an end buyer(yes this is a wholesale strategy).

The place has a really strong smell of cigarette smoke.

I mentor new investors in the New England area and hear "I wish I had met you before I spent all of my money" they get caught up in the smoke and mirrors and want answers so badly they buy in and come out more confused and frustrated than ever.

Want to make money, look up "velocity of money" refi notes and you can buy 3 or 4 times as many with the same dollars, the computed yield will smoke your calculators.You don't have to buy the whole cake either, buy a slice.

Also I don't want him fixated on rentals I want him to keep bringing me the smoking deals he brings me every 30 days or so... that's were we make big money and this is just an irritant.. but for a new landlord with maybe thin resources or reserves this could cost them in our market 3 to 5k in missed rent and legal fee's.. so its one to look out for...

Keep service on for that reason so smoke detectors and stuff all stays in working order. and yes you will lose funds.. that is why you file as soon as you can.. 

I bet the old tenant is blowing smoke About talking to a lawyer  Stop stressing and either pay her or give her your lawyers name so her lawyer can send any communications to yor lawyer.

Find out how much it would costs to repair the damage and get rid of the termites and renegotiate a smoking hot deal!