Additionally, I am running into an issue where contractors are already scheduled out six months in advance and I don't think I can wait that long to get this work done.

Install cameras to catch any dumping activities and then report to police who should issue fines, make arrests, etc.

Study up on legal issues, property management, market research, property analysis, and finance possibilities.Participate in online forums like BiggerPockets, attend meetups, join local investing clubs, and establish online and offline connections with other real estate investors.

You can read all the details for yourself here:Why Viceroy Research is Short on Arbor Realty TrustBelow are some snippets that are included to link this report to individuals and entities that have promoted here or have had investors discuss the investment here so when people search for them they can find this data."

Ultimately the borrower sold the property before sale so it was a non issue but had they not, and had we continued with default, if we did not restructure the foreclosure (difficult), we would have more than likely had to wait until sale, suffered a loss, then filed a title claim (Time...time...time...) to hopefully be made whole. 

Thank you for this thoughtful reply and for the links.

I dont think the terms allow me to post a link but here are some basics.Has been occupied avg of 17 days per month since Sept.managed by a top tier company and has 4.8 star avg reviews.Also would be a good family home (large private lot, fenced yard, hot tub).It has the benefit of being near Austin downtown, but NOT in Austin city limits (9 miles to city center), so lower taxes and no STR rules (default to Travis County rules).I have read the forum posts for similar situations, however every market is different. 

The issue is that it is considered commercial and most banks now will not lend on STR.Can someone point me in the right direction of who I should contact or where I should explore?

I don't think I'm allowed to link it here but you can find it in my biggerpockets profile.

Bank found lots of issues with that appraisal and won't accept it.