Let the tenant know you're planning to put the property up for sale in July and would prefer to sell it empty.

I had a very similar experience, mine was 25k in damage and the insurance company fixed it up so well we got another 250 a month upon the turnover + all lost rent for the rehab period.Would really prefer not to go through it again however, because you never know for sure how these things will work out in the end.

I prefer someone who is knowledgeable about mandatory state/city/county clauses and has a lot of experience with evictions.Currently I have two properties in Victorville and Hesperia with month to month tenants that I inherited.  

Nothing wrong with a 15 or 20 yr commercial loan that you can refinance after 6mo/1yr...I understand you'd prefer to finance more & put down less like the books recommend, however you have to understand from the banks perspective you're unproven.

I’m guessing they are not liable for every municipalities individual requirements, only theirs.

It needs a rehab before it can have traditional financing, so I prefer to sell it as is. 

Offer to do the leg work of a deal and add value to that individuals business.

We order in bulk the shampoo, conditioner and individually wrapped soap.

(They recently shut down their commercial lending dept).I'm willing to do business with a small local bank, with my business, but the preference is still a Credit Union. 

I would love to hear from people in my area and maybe receive advice from established individuals.