Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

Speak to all tenants involved and if the problem can not be resolved you have the option of evicting/non renewing the noisy tenants lease.

the few that I can think of that turn heads gave hold square shaped signs in front which to me says "business" versus rounded softer signs that look more like housing. just a thought too, a boutique bakery or flower shop could be a good fit as the house could add to a "home baked" or "grandma's house" type of feel. best of luck

If you use square trim you could stand the sheets of drywall up vertically, fire tape joints with self adhesive fire tape and cover joints with a 1" X 10" or 12" board similar to trim. 

If you'd found this guy two or three months out there would be a few easy creative finance solutions involving above board vanilla 30YF Fannie stuff. 

I can find out whats important to them and what they need or want... but with a realtor involved there are a lot of unknowns and lost in communication issues.Ok... so my questions are: How do I propose this to a realtor and have it actually work? 

I've been looking for something like in the Beaumont area to get involved with.

I know most (well lets be honest ALL) of the answers involve knowing the law or getting legal advice, but as a landlord you want to make sure you are familiar with the requirements because it will come up.

Maybe that's where you get that it's asinine, because the government is involved and if that is the case, I agree with you on that front. ...and no, that's not why it ends up in foreclosure.

How involved do you want to be?