So, it wasn't the wholesaling that didn't work, just my circumstance!

@William Walsh Regardless of the answer to my question, an appraisal may be prudent depending on your client's facts and circumstances. 

It is my understanding that this can not change unless there is a change of circumstance - which there hasn't been any. 

At least one of those 17 people is going to refuse to leave, and you should not under any circumstances try to evict them yourself.

Also don't neglect the exterior though because that is what sells your property to potential tenants.

Anyone have leads on a bank/broker who would work with us under this circumstance and still offer competitive rates? 

I already had a tenant lined up ready to sign a 1 year lease but after hearing about this family's circumstances I decided to meet with them and show them the house.

Unless your site/situation has unique or special circumstances that do not generally apply to similar projects, it may be difficult to successfully argue that you should be allowed to have reduced setbacks when others in similar situations can't.

It's called a casualty loss, and those rules got more complicated with the new tax bill, you'll need to speak with a CPA to find out how it'll fit your exact circumstances because generally the casualty loss deduction went away in 2018.

Under (very) rare circumstances do you buy units within HOA with bad numbers.