You can spend 10-35k on just water proofing and water mitigation.

It is probably a better idea to own multiple doors to mitigate and spread your risk out and lower your chances of a high vacancy rate.

Then, in the year when you plan to sell consider tax mitigating strategies, cost segregation (on other properties) being one option.

Its always better to work it out especially when you have mitigated your own damages..... 

The reason banks require 20-25% down payments is to mitigate loan risk.

He broke contract, and I believe TN states that I don't have to pay him back unless I find a new renter to "mitigate damages".

The mitigations I use are to only invest with deal sponsors that I personally know and have seen their work, also diversify geographically and with different operators. 

In this case, you should only accept them if you can get so much money that it mitigates the risk.

You need to mitigate risk. 

Mitigation is complete and reconstruction--whole house flooring (because of open plan), and in the kitchen, countertops, drywall, plumbing, paint, and cabinets--is about to begin and is scheduled to take about 3 weeks.