@Bob Okenwa Thanks for the response Bob, I have heard of many other investors utilize 0% credit cards effectively for rehabs, and I do like that idea, I just have to make sure I have a solid plan to pay them off, like you said.

Or the most effective?

I finally was able to get a hold of the owner and showed him the damage.

The house does not qualify for windstorm insurance because the roof has major termite damage and needs to be replaced (including the trusses).

Know any Federal, State, or City laws that may effect you or what you plan to do. 

my understanding is that if it were to be damaged beyond repair you would not be able to rebuild as a sfr, only commercial so that can affect the loan of a potential client

One of the side effects of this strategy can be lower cash flow.  

. :-)  It sounds then like realtors (under NAR, etc. guidelines, nationwide...) are likely 'unclear' about a "non- transaction" (and that clause clearly only refers to "commission sharing" in reference to actual "under contract" clientele) and likewise my either 'promising' or 'gifting' (in effect) money or perks to someone who 'refers' a potential client they can't work with presently (when I can help that person, who may then become a RE brokerage and/or mortgage, etc. client later on, when they resell, or perhaps refer others they know, if the agent(s) HELPED THEM OUT) doesn't even seem 'grey area' to me, unless there's more 'legalese' (statues, legal precedent, case law???)

I've been looking into PR, but all the damage only adds to my list of risks.

Unless the current tenants did some serious damage in the 6 months they have been there (which I doubt), this should be a fairly straightforward turn (though new tenants are flexible on move-in date if it turns out I need more time).