Our hands are tied accordingly however as we cannot influence the appraiser and need to keep them truly independent (as every legitimate lender in the space knows as well if they want to continue as such)

Unfortunately due to the business you choose to operate incidents like the one you experienced are more likely to occur compared to a property that's continually occupied by a tenant where the water would more likely be run at a higher frequency which would prevent the pipes from freezing.  

Are you looking to continue doing the BRRR method or branching out? 

Are you going to continue your investing locally? 

To the guy who made the $700 per person income stream comment, as the community grows they'll need to continue to grow the coaching team as the structure of the program is centered around smaller groups of people you interact with on a very regular basis.

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

It will likely still continue being a difficulty.You mentioned bills, are they credit card bills?

Instead of continuing to hire remediation contractors you should hire a hygenist to come in, do some testing and provide a remediation plan.

We continue to look near our existing properties for new investment opportunities and to use the equity we've built up.

We're still looking at investing in Aiken, SC and work our way back to Greenville as we continue to grow.