You will get better results blowing it into the ceiling.Insulating old wall cavities that were not designed to be insulated can lead to serious moisture problems.If the heat is electric then that is your biggest problem.

Partnering with someone doing some or all of the things I mentioned above may be possible. 

When you hire out the project separately, each subcontractor ("subs") will want to earn a profit which could be more than what a contractor doing most or all of the work would charge.  

The only options are either a hard money lender or all cash.

Again, paying $100 o whatever for every time the tenant see a roach or a mouse, is dumb in the long run....again, your PM should know that....Some or all of these could be legit....but when there is a pattern, you need to get to the source of the pattern and stop the bleeding, not put a band aid over it.

You can also move some or all of the 10 into a blanket commercial loan.

@Luis M DiazYou may be eligible to exclude a portion or all of the gain if you lived and owned the house for 2 out of the last 5 years.

@Matthew Carlson, one of my favorite memes or all time is a note beside an empty glass saying Dear Optimist and pessimist,Had a great drink while you were arguing about half full/half empty.the OpportunistMost people will err on the side of underestimating adverse events. 

If not, perhaps you need a more creative approach, need to figure out how to save more, or need more affordable property or all of the above. 

If it is the seller, once I point out all the ways the deal can not consummate down the line, usually the seller would pull out, except if there is a significant down payment involved. 2) usually in these types of cases, you almost always have to draft the contract from scratch and it will vary from attorney to atttorney, so understandably, unlike other transactions where you may pay your attorney only if the transaction closes, in these scenarios as an attorney I always require a portion or all of the retainer upfront.