. $100 a month won't cut it.

Not everyone is cut out to be a property investor and not everyone does well in the stock market.

You might consider cutting your losses and selling it, or investigate STR options.

(They concentrate/force the equity into their class B shares 13/18 million so they get 72% of the future capital appreciation at the higher 30% cut, versus 5/18mil at the lower 20% rate) They also seem to be overpaying in this downward trending multi-family environment.

I don't blame you for cutting the GC out of the deal, but there are a few things to consider; you might need a statement from a GC at time of sale to certify that all improvements were done in a professional manner.

Don't take short cuts.

An invasive inspection, with approval, is cutting the hole in the drywall if that is what is needed to get to the root of a problem.) 

Also, the day after the sale the IRS will want their cut, or you may have a penalty for failure to pay estimated tax.

Most likely you'll never have an issue unless the company/person doing the repairs after the fire cut corners.

So the issue im having is This trespasser comes and goes as he pleases to destroy the property but  never stays the night At the property because its CONDEMNED he has cut plumbing lines Gas Lines , cut hardwood flooring broke walls windows removed furnace water heaters etc.