Account Closed I'm going to wire brush and clear coat it and leave it just like it is, I love it!  

I would just come right out with it...You meaning your realtor only acts with your authority and anything else is breaching contract...I'm not good at sugar coating it...But I say what I am trying to say directly and move on. 

there has to be some kind of force pushing the wall in, it takes a lot of time to move a wall that far, the last one I ran into was tree roots pushing the wall in, it could also be a stone foundation that is crumbling and has been scratch coated to cover it up, I would suggest getting a pro to come out and dig up outside footing and wall....done mostly by hand due to the fact that you could cause a cave in with heavy equipment.

Previous owners had converted the parlor to a bedroom and the coat closet into a tiny 1/2 bath.

@Caleb Coats too late I already refi :( but, now my HELOC is open again to use :) and I get to keep the rental, or flip it later, or whatever.

And here is what I found: Every single kind of paint required 2 coats (except for one) and they all looked the same after.

A nice smooth coat of stucco over the brick probably comes in 2nd place.

That being said hard money isn't free but if you factor it into your coat and still have a nice profit why not. 

I had a tenant who made small remarks about the unit, such as a few paint specks on the floor from the fresh coat we had applied.

May take a couple of coats but it works wonders.