You can go ahead and give her a notice to remedy the problems or quit (move out), and I'd just state in it that when the courts reopen it will be filed immediately, and explain that the current moratorium on evictions does not wipe out the money owed to you or their responsibilities under your contract.

They say the reason for the April non - payment was they were busy dealing with one of the tenants having surgery in Indianapolis (about 70 miles away).

We doubt that  he sustained any injury on our property, he claimed that he was having surgery on his leg about 2 weeks before he sustained the injury, he may  even have moved out before the date of the injury. 

In addition they did not give you a chance to remedy. 

Flood damaged homes are obviously trading at serious discounts right now, the big question is whether they will always trade at a discount to non-damaged homes, even after they are remediated.

I also learned a little from my dad and my older brother were both into real estate and construction.I still live in Dallas County but, unfortunately, I had a brain annurism and a stroke that made me bedridden since then but my brain surgery was positive I feel lucky to be still alive. 

But I can't see it actually making up for the extra interest (and fees) you pay on the HELOC, which you don't have to pay if you simply make the extra payment on principal from your paycheck.As for the statement that what you pay from your paycheck is gone, and the HELOC instead makes money available for emergencies or investing as you recycle paying it off every so many months, well, there's a simple remedy for that: Take out the HELOC and just do not use it except for those emergencies or investments.

The property is actually in one of the nicer parts of Kokomo. 15k honestly could have gotten it done but after learning of insulation/utility issues previous tenants had we wanted to remedy the problem for good.

What was the cost of remedying the permitting issue should you have chosen to do so?

Said another way, if you needed surgery, would you start medical school?