You should have a pretty exhaustive list of what you're asking for as a guide, you may not get them, but ask anyways.On taxes, you can ask for a Sched E (I think that's the one), but a P&L will tell you more detail. 

It sounds like you've exhausted the free or low cost options.

I’m now currently looking at self builds to meet the deficient (and still stay in the area) I’m going to exhaust my resources here because I know the value in having a job 5 min from home.

The umbrella provides an additional limit of Liability if the Liability coverage on one of your listed underlying policies (Homeowners, Auto, Dwelling Fire, Boat, Motorcycle, etc..) is exhausted in a claim.  

It provides coverage if the underlying Home, Dwelling/Fire (aka Landlord), personal Auto, etc. are exhausted in a covered claim. 

We need to do some repairs, kitchen bathroom etc. we have about 15k in liquid but don’t want to exhaust any of our cash.

I may have to bite the bullet on that so I can pull the trigger with more analyzed confidence in my future fix and flip, and without exhausting precious time!  

For the cigarette smell, beside using the ozone machine, have you looked at the exhaust fan? 

If you have something constructive to add, @Nicholas Burch, why don’t you post it here so it can withstand public scrutiny?

I’m up at 5am lookin at deals, it’s exhausting for sure