. - Building has a good roof, and paint is probably 5 years old. - No central heating or air conditioning. - Very stable neighborhood for renters.She said she will list it for $350k.

I used flat paint throughout the house. 

Lead paint?

Displacement of those residents would be a sad thing.To paint the picture to them, I would make a formal request to that same county contact or department:  you need full details on homeless shelters and programs in that area.  

Real lenders don’t want to get ripped off either and will only fund through a title company.

We ended up ripping off the back 1/3 of the house as it had rotted which we didn't know until we gutted the building.

I did all the flooring, painting, tile, appliances, and fixtures, which took over two years of my free time.

This inspection came back citing issues with the paint, the garage door, and some problems in the basement, and now I can't close until these repairs are done.

If you have documentation saying you wanted white paint, and they paint it black, it's on them, if not, who wins on he said, she said, and who doesn't have hard feelings afterward?

Paint, flooring, mechanicals, roof (?)