I don't want to be bothered with owner financing, don't want to go near it, don't want to give it any mental energy, and would just rather avoid it.

After the debtor has exhausted all state judicial options for delaying, stalling, scamming, etc., further delay via Federal bankruptcy is available to him4.  

The reigning mentality these days seems to be "anything to make a buck".

In fact, that's pretty much how markets work in general, and barring the occasional mistake, how we should expect them to work over the long term.As one example, the TK who is very good at the initial acquisition and rehab might be happier to simply liquidate right away, with a $10k profit, still leaving a healthy cap rate for the buyer, putting that money and mental energy immediately to work on the next deal. 

Not trying to pee in your Cheerios but many of us that have been residential REI since the 1980s actually remember the great recession, the bubble mentality, and what cycles actually look like.

Just make sure you have an exhaust fan somewhere in there if you decide to close up the window.Wood floors in a bathroom are tough.

Mentally, though, I also feel like holding a lot in my savings account is a motivator to step on the gas any get myself a deal, because the money is sitting there and waiting to be put to work. 

Saying that, the first estimate was a verbal bid based on complete replacements and moving exhaust and intakes. 

Then regarding the tenant, money now is better than later if you want to sell - so I'd suggest exhausting all possible avenues with the tenant as far as getting them financed and cashing you out...then if not, are you really going to settle for land contract or instead, let the lease run out and once current tenants are properly, kindly moved out, do a light rehab and get better price? 

This aggressive mentality will fuel your ambition to take control of your life and do what needs to be done.