There is a light at the end of the tunnel, be strong... and then maybe call your local councilperson to tell them about the horrible situation you're in.

Are you investing in your local market?

You might also consider private money loans, local lenders and so forth.

California attorneys just want you to LLC locally and pay thru the nose the california franchise fee of $800 per LLC per year. 

If there is a violation of a local noise ordinance, the cops could get involved and that would act as evidence - I would think.

I know several local companies that really actually want to do a good job so they don't charge anything to cancel the contract.

Maybe partner up with a local flipper on the renovation, split the profits after the sell and move on.

I would be happy to connect you with a Investor Brokerage and Full Service property management with a local team in Houston.

I'm a part-time CFO (Chief Financial Officer) for real estate developers across the country, most of whom are trying to give back to their communities through their real estate development skills.I'm also a former Director of Lending for a CDFI that lent money to local developers rebuilding LMI and under invested communities. 

The 6% vacancy rate is a good estimate, but local market fluctuations could affect rent.The HML terms (11.95% with 3 points) are high, so ensure a clear timeline for refinancing to minimize interest costs.