I found out from a mutual Facebook "friend" that he is a "pot head."  

Meaning lower performing districts will receive more money and higher will receive less of a pot that he mentioned will also be diminishing.

Then try to get the tenant to leave voluntarily if you can.  

I am trying to come up with a solution (adding an insulated drop ceiling) but everything I read seems to tell me it won't help much since the HVAC is connected between floors (which is where a lot of the noise comes from) and something about us having pot lights downstairs making a drop ceiling a hassle to install. 

Avoid this mess and take title, then sell, at that point you're not a straw-man, you're an owner, owners can set any price for property without being seen as a service provider.And "disclosures", LOL, get your seller to agree to you "selling" the place, you just arranged a brokerage deal, say you're buying and don't you're scamming regardless of what you lead others to believe.So, let's also drop this "down with wholesaler" talk, bashing them or belittling them as they accuse me of doing, I just told everyone how to do this stuff legally and ethically, but for those who continue with assigning voidable contracts, you put yourself in pot to boil. :)   

Ca-chingNow... if it all goes to pot and the tenant/buyer still can't pull the trigger at the end, now you have some decisions to make.

Well, they forfeit their deposit and you simply rinse and repeat the process.Now... if it all goes to pot and they still can't pull the trigger, now you're left with a decision.

In short, too many COOKS in the POT!

In that case it has to be a voluntary, cash for keys relocation and it sounds like the tenant is not going to leave voluntarily.  

The question is, how much do you cap these reserve "pots" off at?