@David RobertSevere nicotine damage can require extensive cleaning, sealing, and even replacing drywall or HVAC ductwork.

If it is a lease covenant, send them a violation letter by US Mail with proof of delivery required and/or post the notice on the door in a sealed envelope with their name on it, taking a photo to prove delivery. 

It literally takes 10+ hours for the washer seal to dry.

Then it's simple, build the home, find crews to do the work (you should already have them basically from the prior step), excavation, concrete, sealing, framing, roof/gutters/siding, windows, insulation drywall, plumbing, HVAC, electrical, finishes, etc. basically in that order.

Here’s my recommendation to get it under control: For a quick fix, start by sealing up any gaps using acoustic caulk around outlets, baseboards, or other small openings.

You need to send him a letter with proof of delivery required (a cheap date with US postal service) and you can also post the Notice in a sealed white envelope marked confidential to his door - and take a photo of it for proof of delivery. 

The very first day that a tenant is late, a Notice of Default needs to be delivered to the tenant (you need a receipt of delivery; if you hand deliver it, place it in a sealed envelope with their name on it marked 'urgent/confidential' and take a photo of it placed on their door). 

If you are going to school, I'm not sure you'd be making enough money to qualify for a mortgage.Prices in London are nuts and the real estate system in Scotland is not in the buyer's favour as they do sealed bids.I got started in grad school, but had my parents co-sign a loan (for which I made all of the payments and I had the down payment). 

@Dillon Seal Welcome to BP.

Currently our favorite idea is a SFH we can convert to an up down duplex by sealing off a staircase with an ADU on the property for us to live in.