As a lender who specializes in financing for real estate investors, I understand the unique needs of the BRRRR strategy and can offer tailored solutions to fit your goals.Here’s how I can support you:Flexible Financing Options: Various loan products designed specifically for investors like you, allowing for quick access to funds for purchases and renovations without the stringent requirements of traditional lenders.Experience with BRRRR: Having worked with many investors using the BRRRR method, I can guide you through the financing process, ensuring you understand the best strategies for maximizing your returns.Quick Turnaround: With a streamlined application process and quick approvals, you can move fast when you find the right property.Personalized Support: I’m committed to building strong relationships with my clients.

If the cash-out refi provides liquidity and good terms, it could be worth taking, but make sure it doesn't interfere with your construction funds.I can help you assess both options and see if we can offer a more favorable solution.

Having your handyman do showings could be a solution, but keep in mind that if he’s not experienced in tenant screening, it could expose you to more risk, especially with squatters or less reliable tenants.You mentioned using something like Showmojo for smart access, which is great for efficiency, but I’d suggest ensuring you have solid procedures for background checks and tenant screening if you go that route.As someone who’s owned a property management company for 5+ years and manages over 300 units, I’ve seen the impact of not properly screening tenants.

BTW, this might be the reasonable solution now as well just to have them leave it.

This takes time.As always...Fast solutions have slow problems!

Just a potential short term solution to the emptying daily issue, I don't have answers to the other questions above. 

This is separate from the tax treatment of the insurance proceeds.Your CPA's suggestion of not doing a partial disposition and instead offsetting the insurance proceeds with the cost of the new roof might be less favorable in terms of tax planning.

Any recent reviews from people working with Royal Legal Solutions?

I was wondering if adding an umbrella policy might be a solution.

How to find info I need (remaining mortgage balance, mortgage payments) to go in with eyes-wide-open and present an excellent solution to the Seller's problem.b.