Supply paint, pizza and beer and you should save about 4 grand but results may vary.Another option is just to paint the areas that look the worst and attempt to match existing paint colors--this is usually what I do if anything at all.

Some of these other options you listed are decisions based on how you want to live and how you feel about having strangers in your primary house and aren't something we can tell you to do. 

You'll have the option to refinance later when rates decrease, if necessary.

Would you consider MTR and STR as back up options?

I want to explore Section 8 as a RE strategyKeep in mind that subsidized tenants can use their voucher in any neighborhood (especially in states like MD where "source of income" is a protected class).

Once you add up the lost rents, damages, and increased liabilities this tenant brings you're better off starting proceedings now.Another option?

I would change my tone with the old contractor and notice him in writing he's not welcome back to the property and you are looking into option to hold him accountable.

That seems to really restrict the buyer's options and avenues for closing.

I'm in Atlanta, GA which gives me fewer options with that budget unless I go with condos with HOA's that allow rentals, or venture out to towns outside of Atlanta like Macon, GA, Athens, Lagrange etc...

I would recommend reaching out to a few to get a better handle of your options.