If the signed purchase and sales agreement has the incorrect seller name and the deal fell through then that is a cut and dry case of a contract being void and you should get your money back no problem.

Going to recent cleaning job they performed which was $650 , the explanation is , “water removal, pulled the carpet out to remove the padding, laid the carpet back down and added fan to dry out the carpet for few days, streched the carpet back out and sanitized the carpet “ i copy pasted the descrption from invoice .

I will bet that is a result of the sink trap being full of her hair that goes down the drain and sits in the trap. 

It was such a mess I pulled it all off before the mortar could dry resolving to at least get it properly started myself.

When you store a dishwasher or washing machine, the rubber gaskets tend to dry out from lack of use, which means your appliances may start leaking when they are installed again.Best practice: tell them to sell their stuff and use yours.

They were framed with slow grown and naturally dried timber, which is much harder than what you can find at Home Depot today.

I guess you could check by straddling the toilet and rocking it with your knees (aka the dry rot test)?

I've even originated some loans this year where we were paying off hard money used for the rehab process and these properties had literally no operating history (barely just furnished prior to appraisal) and we still found appetite for 75% cash out/30 year terms calculating DSCR on a Air DNA figure with a slight hair cut. 

If you come up dry there, you may consider just helping her find a more affordable place.

Sounds like you guys have a dry powder to work with which gives you a ton of options going into this cycle.