Were I in your shoes, I'd contact a real estate lawyer in that area, lay out the facts and documentation and ask them how to proceed.

I would also ask the tenant what happened with the shoe moulding. 

. - taking off shoes, etc.

One thing that further creates a challenge (if I'm in your shoes) is that if a seller (or their agent) is willing to claim the NOI is $147K and ignore obvious expense items, can I really trust the seller-produced "Actuals"? 

I saw no way for people to contact you from there even if they wanted to.I built my business on a ....well I was going to say shoe string budget, but now that I think of it, it was more like dental floss....but the others are right.

You do not have a right to step into the borrower's shoes.  

If I were in your shoes I would send a notification that all adult tenants must be on the lease per the lease.

I was in your shoes not too long ago but ultimately came down to choosing to lease a website or own it...I chose to own.

Moisture resistant drywall will be used in all wet locationsAll ceramic tile will be installed on 1/2" cement board or a concrete PaintNew Switches, Receptacles, GFCIs and cover plates to codeHardwired smoke detectorsCarbon Monoxide DetectorsBathroom: Install Ceramic tile on walls for tub and floorInstall new pre-hung 6 panel hollow core doorNew Toilet with ring and supplyNew Vanity with faucet, drain and supply linesInstall new light fixtureInstall bath exhaust fanNew medicine cabinetInstall New TubBathroom Accessories (Toilet paper holder, towel bars, etc.)Bedrooms / Living room:Install new pre-hung doorInstall all trim ( Door Casing, Base, Shoe)Install Flooring material (Carpet, Hardwood,Laminate )Install New Light fixtureInstall Closet door (Type to be decided)Kitchen:    Install Ceramic floorInstall New kitchen cabinetsInstall Counter top (Granite/Corian/Laminate)Install New Undermount sink and faucet Install Ceramic backsplash with accentInstall Light fixturesInstall garbage disposal (if applicable)Install Dishwasher (If applicable)Install all trimInstall pre-hung pantry door (If applicable)All material types will be selected by you and installed by us.

I am just now looking to buy my first duplex.If I were in your shoes, knowing what I know now, I would buy an owner occupied duplex before study season begins at FHA 3.5% down and then pay low rent and learn about being a landlord through your house hack during your three years of CFA studying (maybe 2 if you're taking level 1 in December).Then you'll be able to learn... and save some cash.. and learn... and when CFA Exams are over you could jump into something on a larger scale.