But I now have the right parameters to feel comfortable doing this.  

Are you comfortable with the hefty $40,000 bill?

Maybe your situation is different and if you don’t feel comfortable in the neighborhood then this may be a moot point anyway.As for FHA, my understanding is that you must intend to live in the house for a year  it sounds like you did intend to, but due to unexpected circumstances- lead exposure and unexpected unsafe neighborhood- you have to move.

For dining chairs, web restaurant store has some really nice fully welded metal chairs that are a single piece aside from the seat and back panels.

Although I am outside of my comfort zone and feel like an absolute tool (I'm lost and that's uncomfortable), my faith, drive, and want to achieve my family and life goals continues to motivate me to get outside of my comfort zone and push for continuous improvement.  

I'd consider doing some kind of cash out refi on the property at a number you're both comfortable pulling out, while still leaving $ for reserves to maintain the STR you currently have.

For me personally, I consider it a B neighborhood because it's walking distance to so many amenities, and I felt mostly safe raising my family there, but not everyone is comfortable living in a developing area.Last year (2024), we moved out of the home and converted it into a rental.

For tenants, we want to create a stable and comforting home so we only work with owners who are willing to invest in the property and make a true home for the tenants.

It depends on what you are comfortable doing. 

We ended up going with GC we feel comfortable with, will work with insurance company and complete getting our house back together.