The seller not necessarily settled, Seller simply took the only offer they had.

Tell the tenant (assuming you smell the skunk weed) they have 30 days to get out of Dodge.BTW, if the don't open the door, use your key and enter because you feel there is a possible fire emergency inside. 

Just go through them, select the renovated/closely matching ones, and enter them into a model.Here's my fix & flip model, you can see the comps entered and some quick stats below them: Then I use that comp data to adjust the Sale Price in the model to what I estimate it will be (double check the resale $/sf is in-line with the comps), then adjust the purchase price until I hit my desired return level. 

—----------------------------------------------------------------------------------------------------------------------------Subcontractor Agreement TemplateThis Subcontractor Agreement (“Agreement”) is made and entered into on [Date], by and between:Contractor: [Full Name/Company Name] [Address] [Phone Number] [Email Address]Subcontractor: [Full Name/Company Name] [Address] [Phone Number] [Email Address]Project Details: Project Name: [Project Name] Project Address: [Project Address] Project ID or PO Number: [Internal Identifier, if applicable]1.

Risk that you will not enter good data, resulting in a possibly seriously wrong results2.

Finding a good tax professional familiar with real estate investments is simply a good investment.

Quote from @Collin Hays: I suspect that the Smokies is your best choice, simply because it is a year-round destination. 

They may simply want to be heard and have the issue addressed?  

Should it simply be one of two choices: deny application or accept application with ESA exemption even if the property qualifies for the FHA exemption?

Most Heloc rates right now are around 7.75% to 10% so if you look at your blended rate between your fist and Heloc you would be better off doing a cash out refinance.A lot of people forget or simply do not know that if you do a cash out refinance the rate does go up but in 12 to 24 months if you do a "rate and term" refinance you can get it back down fairly close to where it was at prior.