Beyond the formal checklists: no evictions, 3-4x income to rent, prior landlord references, employment checks; I would also look at things like responsiveness to communication when we are setting showing, were they on time to showing, did they look me in the eye and shake my hand, did they show up to showing high?

So, unless this was an OLD contract from prior to the NAR settlement it is very likely an exclusive buyer agency agreement.

I may be able to help you secure a no-experience ground-up construction loan, even though lenders typically require someone with prior construction experience.If you're willing to reach out, I’d be happy to discuss the possibility of pulling some strings to get this project funded.

Smokers are not considered a "protected class" (ie: race/gender/age/etc).The lease the tenant signed prior to us acquiring the property says nothing about smoking either way.  

All those things can eat up the chemicals very quickly and lead to an unsanitary condition.3) Absolutely ZERO guests wants to hear that you did not drain clean and refill the hot tub after the prior guest.

A cash out refi prior to 2022 had mortgage payment almost half of what it would be today.  

I allow one and tell guests I would consider a secind if they message me prior to booking.

1) Should I file the claim now to 'get in line' prior to knowing the extent of the damages?

Lenders don't like condos.True - I suggest getting a condo questionnaire upfront if you are unsure and reaching out to STR/condo-friendly lenders prior to putting it under contract. 

You have insurance that should cover the lost rent until the repairs are done.  4-6 weeks is quite a while, I'd see if you can get another contractor in there.If they've been late two other months prior to this, it is a bigger problem and I'd just get them out.As for contacting the agency, who is paying the rent?