This should keep the house cool all day long and the use of ceiling and floor fans can help mitigate the daytime heat.

I got a day time job, I'm doing alright.

At a residential facility I work at clients often try to vape in their rooms.

I have a new tenant that wants to vape.  

I mean I go into the worse parts of many markets but its during the mid week day time.. not weekends or evenings.. and keep very aware of surroundings..   

The landlord then decided her boyfriend was over too much (he isn’t living there but the landlord must be watching and didn’t define the “three times” as specific time limits, so daytime guests count the same as overnight) THEN the landlord said that my friend would have to pay more per month ($50) to have guests up to 10 times because of “wear and tear” and utilities.

Code requires you to have an ancillary heat source - ours typically fire during 2-3 weeks in the dead of winter when overnight lows get down below -30C and the daytime highs do not climb above -20C.

I'd like to place extra emphasis on the 45 day time limit - which will be the biggest factor influencing your decision.If you have 285k of equity to play with, you're looking at either buying 1 larger multi-family property or several smaller properties, likely amounting to close to or in excess of $1M worth of property.   

I just learned that Montgomery County (Alabama) has a 40-day time period for tax-sale redeeming parties. 

So 400 gals/day, times 30 days, then times the water cost per 1000 gallons ($3.95), came out to around $48 so I rounded up to $60 to be more conservative.2.