If I was in your situation, since you say there are repairs to be made anyway, I would say it's not a bad option to get a hard/private money loan to pay off the arrears and do the repairs, then do a cash out refi in 6-12 months to pull your money back out.

After 3 sprayings on one unit, I sent a letter to the tenant to tell them because of their clutter, I will no longer pay for pest control as the pest company is telling me they cannot solve the situation when there is so much clutter. 

The fact that it is in foreclosure means little except that you may be in a time crunch to perform and that you are dealing with an extra sensitive situation and distressed owner/borrower.

He's already had 3 weeks free so you're already in a bad situation.

First i'd be checking if they would entertain selling or if they are seeking other solutions to feel out the situation.

Hey BPers,I'm in need of some solid advice/guidance in my situation.I currently have a SFR primary residence in which I rent out two of the rooms. For my W-2 job, I travel a lot and am often times out at sea for weeks...

I'd also get multiple bids and numerous interviews to see who is knowledgeable in that particular situation.

Every situation is different. 

Or if they don’t have the money to take care of a serious problem that could end up costing you a lot of money, you may want to step in and take care of the situation to protect your asset because, at the end of the day, it is still your asset until they exercise their option to buy it.

This property manager could not produce a 7 Day Notice after 3 weeks of repeated requests, a worker putting in a smoke alarm saw a sewage backup and didn't even tell me or his boss, checking info for a owner payout was not entered properly and resulted in a week delay, a renter was told of a payment plan for hardship but receved a contact info update in the mail... and lastly I had to email questions each day which never got answers.