Your best bet is just to get as many quotes from reputable contractors as you can.

As long as your ability to make the payments remains, the bank has no motivation to take a loss.Your best bet is to get an appraisal that shows either a value higher than the loan so that a refi will be easier ( possibly with a different bank) or a very low appraisal so that the loss is would exceed your financial capacity.

But your dead on I bet 100's of thousands are spent each month on mailings that those mailing them will never even answer the phone or call back..

I'd bet on $500 or so for a decent set, that seems to be the going rate.

If you pay less I bet you’ll get bad reviews. 

Most small multi will not really be turn key per se.. your best bet for those USUALLY is to find a nice commercial broker who specializes in that asset class.. there are some TK providers who do 2 to 4 units in the Chicagoland area as their specialty.

From what I had understood (I have never been to an auction) the bank would simply bet until the mortgage is paid off.

I'd bet everything I own that there's a swarm of COVID-chasing lawyers gearing up to sue Realtors, sellers, landlords, store owners and anybody else they can sink their teeth into.Check to see if your state/county/town is even allowing open houses. 

Your best bet will be in small to medium size markets in the midwest and east coast (for example Illinois, Indiana, Ohio, Wisconsin).

My bet is that he won't voluntarily leave and you'll be forced to evict him.