Have a picture of your family actually installing a big fancy door.And of course, I assume that you are licensed/bonded/imsured as required by your local laws?

If I were in your and/or your mother-in-laws shoes, I would go to a local bank and use the free and clear house to secure a $150K+ line of credit. 

I realize it's just an example and my comment is a generalization but just something to be aware of.With regards to the original question, I think it comes down more to what you want to do and what the offer is for walking away vs. rebuilding.That is the exact example a public insurance adjuster used when speaking to a local investor group a few years ago.

Successful BRRRRs are challenging enough to do local to you.  

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

Hi Michael, we're a national lender, so if you need financing in either locale, feel free to reach out!

Call every local investor agenda (look at the agents that have investment property listings and call them) and call every local landlord that owns multiple properties (you can get lists off of Deal Machine).

I’ve built strong relationships with local agents and other investors in the Hamptons, which helped me discover this off-market property.

If the tenant fails to provide proof, I would reach out to a local attorney about handling the lease violation appropriately, especially since Texas has specific landlord-tenant laws.

Learned that I needed a realtor that was local to the property location.