To tear off and replace, I am looking at 15k before replacement decking (had a few quotes from both established crews and side-job roofers).I also had a leak a few months ago after a hail storm that I tried to go through insurance, but the claim got denied because there was not enough damage to break my deductible. 

Most books about building credit seem to be for people who have damaged their credit.

It is definitely considered a distressed property that needs about $30K worth of rehab, water damage.

You have procuring cause on both sides along with any damages the buyer will suffer.  

All that said I would not discuss the child's disability with this mom at all except where it results in damage to your property, if the noise is coming from ongoing door slamming, wall hitting, etc.

The tenant is committing or permitting to exist a nuisance in, or is causing damage to, the rental unit, or to the appurtenances thereof, or to the common areas of the complex containing the rental unit, or is creating an unreasonable interference with the comfort, safety, or enjoyment of any of the other residents of the same or adjacent buildings. 4.

What do you guys think about using a 203k loan to rehab a flood damaged duplex that I plan to house hack/ possibly live-in-flip it.

Any damage to your apartment or the Premises, except for normal wear, caused by you or your invitees will be corrected, repaired, or replaced at your expense.

Plus they may be angry and damage your property on their way out.

I suppose it can go as far as ending up in court, etc, possibly causing closing delays with another Buyer, but I would think the Original Buyer may be held responsible for any damages their delay may have caused the Seller.