Move on, fresh start.

If the note / mortgage or deed of trust is actaully only 80k  then they own the entire note and it should be vested with them either through an assignment or a fresh origination where your buddy is the solo bene on the debt instrument.so if they dont pay U foreclose and own the property. 

I'd recommend at least a fresh coat of paint and maybe some LVP floors if the current ones aren't in great shape.

If the reviews end up being bad you can always create a new account and re-list it fresh.

When implementing large rent increases, I recommend you remove the current tenants and start fresh with renters you've screened and can train from the beginning.

1) yes...it is for the Seller’s confirmation, not their agent2) no3) typically, you simply black out your account number and anything else you don’t want to reveal..

I figured it'd need new flooring and fresh interior paint so I guesstimated 10-15k for repairs.

I suspect if you stick with it for a while they will sort out and reveal their true colors.....

Terminate and start fresh. 

Maybe one used old comps and the other used freshly closed comps?