How much your remodel costs depends on a whole bunch of factors, including:Where you live.What room you’re remodeling.How extensive the job is.How many and which professionals you’ll need to hire.The materials and finishes you choose.You can use a resource like the Remodelling Calculator to get started, but the more accurate your estimate is for your remodel, the better the chances of staying within your budget and avoiding unhappy surprises.

I imagine they would need to get extensive air samples. professional mold test may cost a few hundred bucks. 

Looking for strong recommendations for Mobile based Property Management firms and Contracts (minor work and extensive). 

If you go with $10K in repairs and do a smaller increase in rent, how much money will you lose each month on the lower rents (keeping in mind you are 'saving' $15K by not doing the more extensive renos)? 

You should ask for an extension. 

You're above the 1% rule, get to take advantage of bonus depreciation (I recommend conducting a cost seg analysis), and you're positive cash flow.

Eviction of tenant who is a relative of deceased owner will require extensive documentation and legal counsel.Can someone explain a little further what this could mean??

My ideas so far:Approach the owner for an extension on my contingency period for more time - but that won't change the numbers.

Owners got an extension, filed bankruptcy, cancelled.

Then for the few items that you'd want confirmation from local counsel, such as your form of tenant lease agreement and any eviction proceedings, you can engage someone local to the property, meaning licensed in that state and able to conduct evictions if the need arises.