Practically, you need a new contractor.

@Joel Falk, You may be overcomplicating things with intermediate steps that aren't needed. 

Here are a handful of things you get practice with: deal analysis - in order to actually find a deal that meets your financial criteria, you will have to hustle and analyze dozens, if not hundreds of deals.

My first step is going to be to ask my realtor....any other thoughts? 

Any insight to my mis-steps in logic or experience you've had in a similar situation would be greatly appreciated. 

These steps will disturb tiny asbestos fibers and may release them into the air.

If everyone would take these steps, and hold the tenants accountable for some of the unbelievable damages they can cause with impunity, there would be a reduction in the number of "bad" tenants, IMO.

@Mike Dorneman You may want to step back from investing and get back to educating.

As someone wobbling before their 1st investing baby steps this question isn't a top priority, but following 'begin with the end in mind' (and because I like to follow odd tangents)...Everyone has their personal plan, a unique goal.

What seemed impossible a year ago has come to fruition, and it's the small steps you are taking now that will lead you on your journey.