Document the condition they left it, keep receipts for the charges, and charge it to their card.

What goes into proving that it is over 60% and when do you do it (before submitting for a permit or when you apply)?   

Most commercial lenders do not require any seasoning for that entity which means that you can create an LLC and use that entity to purchase the property immediately as long as you have the proper documents.

You should consult an attorney or CPA for your specific situation.ANONYMITY: When you create the LLC, your name is recorded on the documents and published on the Secretary of State's website for all to see.

I know it's a long shot, but I'm currently having lawyers review the signed subscription documents to see if there's any way to minimize the losses here. 

If it's a verbal tenancy, you have to show a practice of collecting rent that the tenant is no longer abiding by (or perhaps tenant shows up, and honestly states they were obligated to pay rent and haven't done so).When the eviction case is submitted, you give the tenants names, e-mail, phone, address.

If the proper reports and documentation are not completed, you run the risk of failing an IRS audit and the cost segregation not being honored.

They work on contingency, so it costs the plaintiff nothing unless the attorney collects from you.Take a look at: https://www.fcc.gov/document/f... 

If the owner submits a completed application before the servicer starts the state foreclosure process, the servicer can't foreclose until the following occurs:the borrower doesn’t qualify for, or rejects, the lender’s loss mitigation options, orthe borrower accepts a loss mitigation offer but fails to fulfill its requirements."

Document and keep pictures.