This rent drop makes the OP's situation different from usual, holding out for the previous rent in a depressed rent economy may be unrealistic, and trying to extract it from the lease breaker may also be unrealistic in the current situation. 

There must be evidence of the nature of the one-time extraordinary expense.Equals adjusted rental income.

I have a buyer using a VA loan now, and we have lost out on a few properties to cash offers unfortunately, it's just the nature of the incredibly tight market that we're in.

While much of the information is federal in nature, a considerable amount is also state specific, so coming to the platform and writing.

Perhaps the implementation of an after-hours emergency service or something of that nature would satisfy code.  

Here are the pros/cons:PROS:Weather / natural beautyCONS:Everything else.There is NO WAY I'd ever think about trying to build a business here (rental or otherwise). 

Most HELOC's were originated in second lien positions, that was the nature of the beast. 

Some people want to do a cashout refi to extract the equity from the property to use the cash to buy 1 or more properties.

I just dont have any experience with houses of this nature and I dont want to scare the seller off or shoot myself in the foot.

As you grow your business, an attorney will be a natural part of your team and provide guidance.