And my normal landlord policy company (Farmers) won't touch it until its mostly full.  

My normal answer would be it depends on the terms, but in this case, if you are not willing to participate in the "residential real estate game" because it's too hard, well, my final thought is a question for you. 

That is normally perfectly legal.

These foreclosure mill law firms get paid more if they complete the foreclosure, so it is normal for them to ignore attempts to pay a loan up to date or to buy the loan.

You can normalize it up/down if the units are bigger/smaller/nicer but that's just an adjustment on the given PPD in an area. 

No normal person will rent a couch in the living room of a shared occupant house. 

It is now 1/20/20 and i have not received tenants rental deposit and last month of rent (normally owner draw is deposited on the 7th). 

Normally, local banks will run their lending at about 1.5%-2.5% above the cost of the funds to them.

If the item was previously notated on the inventory condition form upon move in then I would normally decline the repair request. 

I'm not sure how easy it will be to get lending without having the normal documents and proof of employment if between seasons.