The seller needs to make good on your costs at a minimum, it wont cover your wasted time but its better than being out time AND money!!!

Hopefully there wont be that many evictions that are suggested by the media.

My plan initially was to sell and buy a house to house hack but after running the numbers, I feel I wont save as much than if i were to Refi and use the equity as my down payment for a house.

(eats into how much you actully get back)so your in the hole 50-13k = 37k. says 38.5k in calc so that sounds about right on how much you will have into this home and wont be able to get back after you do the refinance.

But also thought, its a trashed house, lets destroy it.

Most hard money lenders wont loan more than 75% or your ARV (after repair value) so you would only be able to get that loan for $356,250.

I do find that people are surprisingly helpful though and would not be shocked if they gave you a window to shoot for even if you don't use them, but they likely wont take the time to do any research to get a perfect price point. 

I have no experience flipping and if I even open that can of worms by breaking down the drywall later and try to BRRRR it, I know it'll break my bank account because I wont know what I'm doing.

IE you wont be able to get any lender to loan you money so you would need cash or cash investors.. 

Good morning,I had a tenant vacate recently and upon inspection of the property, I noticed they had pretty much destroyed the lawn.