I am not sure about Newport News but in my market, you'll need 5-10% of the purchase price to get the deal in contract.Without a contract or a Real Estate license in VA, it could be a waste of your time to go out looking for a buyer.

Waste of Time.

We are outside of the standard build warranty, but are continuing to discover MAJOR corners cut, and getting repairs and pre-emptive fixes is costing us lot.We are estimating $20,000 in total expenses that we are going out of pocket for due to poor workmanship.

Why go with a hard money lender for a clean cut DSCR?

Should I consider a 1031 after one year to “cut my losses”?

Your best bet to find a BRRR deal (or even a flip deal) is to connect with off market resources (wholesalers, agents that specialize in this space), or to cut these people out and source deals yourself.

The framework for residential is fairly clean cut but I'm new to the commercial landscape.

Like @JDMartin said, You can replace the enclosure by cutting that out in pieces and then installing a new iron tub and tiling the wall surround.

We immediately cut a path through the overgrown back yard that connects to the main island d bike bath.

Don't waste time doing what your competitors are doing, sign up for my course and I 100% guarantee you won't make a dime!