Consult proper legal professionalisms to obtain their counsel.

Personally I am in favor of buying in an LLC as it "can" provide some privacy and protection when done properly.  

While any licensed, insured, bonded contractor is technically allowed to do the work, unless they have been properly educated on the 203k or have vast experience with the 203k, any average contractor will NOT now the paperwork, processes, guidelines, timelines, draw process, change order process, estimate/bid format, different versions of the 203k, and most likely won't have the financials needed to pay for the upfront materials and ongoing expenses, or anything else associated with the 203k and would be basically 'winging it.'

In my view proper restoration would be the yard should be returned to state of previously. 

She has been unemployed for over a year and has two functional vehicles, yet she can't find time to come to the office or call us during work hours.

I have no idea what sort of property it is, but $10k in the northern market would/could be a steal.Since its commercial, its probably best to work with an attorney that specializes in this and has the resources to properly prepare the appeal. 

In order for Ohio law to be properly applied, you'll need an accurate family tree.   

Agree with @Eric M. the deals can LOOK like 20% COC but unless you are self managing and not properly accounting for all the cap/ex and tenant issues that do happen over time it's typically not real. 

So you lost 3 weeks worth of rent, a $99 deposit, payed 2/3 of the cost of repair, and still have a broken machine because it should have been replaced and not repaired.Conversely you could have just skipped the insurance altogether and had the HVAC properly replaced by competent technicians a day or two after it broke and gone about your merry way avoiding all of the mess.

I just want to set it up properly in a way that makes sense.