The occupants steal the appliances, cabinets, doors, toilets, and everything else they can sell.

If credit is the issue, talk with your lender to run a credit simulation to see what actionable steps you can take to improve it.  

Despite this, the worker helped me identify the issue: two toilets with malfunctioning fill valve systems.

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation. 

Based on these assumptions and the IRS notice's text that "The IRS also gives affected taxpayers until May 1, 2025, to perform other time-sensitive actions described in Treas.

You technically can't preform any RE related actions until your license is with a broker. 2.

This doesn’t mean you’re rushing into legal action—it’s just about setting clear expectations and boundaries.

This may turn into a class action suit, but I think it's better to even be first to the punch before that.My recommendation is that you be first in line to hire an attorney to attempt to get part of your funds back.

Then if it isn't paid, you have unpaid rent and take action accordingly like you would for any other unpaid rent situation.

You've added a lot of value to my life by providing such a clear and detailed and action plan.