We have tried several investor friendly title companies, they all said the same thing.I don't know if we can just send them a bill or file a title insurance claim after it's all said and done.  

Are people more aware that anyone with little expertise can claim whatever they have the audacity to claim, write poor information and post it?

They claim to be better than AngiesList and they are free.  

We need to claim more income to move forward with real estate.

Not a victory dance yet, but the stock market is correcting hard today. 

I’ve tried telling them 1,478,819 times that I subcontract the work out to licensed contractors/trades depending on work needed- they still claim this is unacceptable- to oversee the work, I need my contractors license.

@Marie Broach In Baltimore City, the claim is made through the tax sale office.

There are some instances where it makes sense to file MFS.The big disadvantage to MFS is that it disqualifies you from claiming some of the major tax credits and deductions available to those filing jointly.I would recommend you consult a professional to help you sort it out.Hope that helps.Ed

Since your friend has not moved into this rental unit, they cannot force the landlord to allow them to move in if the claim is that the rental unit is uninhabitable.  

Maybe you could sue the HOA, possibly in small claims court, for the cost of your vacancy.