@Alexander Felice Some lending instituttions would will to take before and after pictures. 

I've found some laminate/vinyl stair caps, but they're ridiculously expensive for what they are and we're trying to match the floors and the caps have very limited color options.If you've done something that works, would you have any pictures to show as well?

Or you can step up to the 1500 package and get a picture with Tony. 

The best advice you can get is to talk to a professional who knows your entire economic picture and let them advise you on the best course of action.

FHA 203k is out the picture (credit just below minimum)ThanksThanh

What you want to have is enough completed that it doesn't look like a total construction site when you take pictures or bring people through. 

That is a 1.5% return on equity.With a little effort you should be able to easily get double digit return on equity. 

We had an electric bill that was $200/mo and would probably double again by the time we get the panels paid off.

Also, double check with your lender because FHA does not typically loan on investment properties.This is not legal advice and does not create an attorney client relationship.

I would take pictures and get estimates on what it will to take to replace, repair and clean.IF you actually have to go to court take your documentation.