It binds the landlord, but honestly has little binding effect on a tenant when they simply choose to leave.

If so, you may choose to simply add it to the lease as being damaged at move-in so the tenant doesn't get charged for it when they leave.

No one is going to insure you with knob and tube so you need to focus on selling or doing the rewiring.

So I'm very confused asking if there are any institutions that will take bitcoin as down payment (Which seems extravagantly easy because a bank or lender  could/would simply convert to USD) vs you stating that they take them as collateral, which seems like the more difficult task.

I would have talked to them BEFORE cancelling the painter and given them the option of which way to go, but since you already cancelled the painter I would simply charge them prorated rent for the 5 days until the painting is complete and deduct that from their deposit.

I simply take a picture, text it to the tenant and they add the payment to their next month’s rent payment.

Solid 2-4 unit properties are so scarce in these areas (~21 sales in last 12 mo between the 2), the market simply doesn't allow a buyer with a low downpayment to enjoy any "income" out of the gate.

If it's simply cash flow--irrespective of hard assets-- then you're better off buying some form of debt.

(no waiting period to simply refi what is owed) DSCR programs are not purchased by Fannie/Freddie so they can set their own rules and some have a waiting period as short as 3 months. 

The banks you are speaking with either do not originate conventional loans or the LO simply does not know how to originate them.