HVAC replacement.All plumbing in pretty much shot. 

If you are really concerned, buy a Taurus Judge and load it with #4 shot shell.  

- Current tenants credit is shot due to a bankruptcy 5-6 years ago. 

Sure there are times you may need to get tough, but that should be the exception, not the rule.. read your lease  understand your local laws, and remember this is your tenants HOME (expected right to privacy) Also, in the states where the laws allow, I would be careful that walking onto someones private area would get you shot.

I just wonder if they truly and really can and will get those types of deals done and closed..I really appreciate your reply so if no up front fee and as long as your not risking any serious EM if they don't fund.. then give it a shot

Why would you assume a person who buys for appreciation would buy a home that has already shot up in value to $2 million? 

The number is probably more accurate based on SFH investing when looking at the life of a property not a snap shot on any given time period.

We decided to post the property on Facebook market place and had 3 applications in hand within 48 hours, possibly give this a shot.

Thanks I'll give them a shot. 

I know it may not work but it’s worth a shot.