If it's just the surface of the drywall scrub with bleach and use killz primer.

You also need to be aware of your flood zone, because drainage plans are required, and depending on the jurisdiction the drainage plan is required before you submit the platting application.

During the selling process, all this issue with the building in the town and tax record came to surface because the appraiser was VERY diligent at his job..So anyway I had to correct the records.

The rent to price ratio in the Verde Valley makes it tough on the surface for a BRRRR strategy, but would be interested in talking more and seeing if we cant help and/or partner in some way.

I am thinking about removing both tenants asap and trying to get the smoke smell out but removing all carpet, whipping down down every surface, getting ducts cleaned and running an o-zone machine if needed.

They don’t make sense on the surface (leading to less competition), but if you know your market and can arrange favorable financing you can do REALLY well.  

Make sure they are EPA RRP certified before allowing them to do any work, since it sounds like they intend to disturb more than 6 sq ft of surface ...

Providence on the other hand offers a little better ROI due to extremely low prices, but is known to be not tax friendly and, on the surface, doesn't seem to have much growth potential.  

But in order for the true value to surface, it's important for all potential buyers to know that your triplex is for sale.

The water will be flooding.And the walls, carpet, other surface features will have a smoke smell, and possible mold smell.Chimney may be cracked from the fire suppression and heat with water.Tile becomes brittle from the heat.Demo can be real expensive because roofing, flooring, walls, all can have asbestos.