So I turned on all faucets, showers etc...and opened all the windows but it didn't feel right the smell seems to be strong in all rooms, not just where I had plumbing fixtures.So I went next door to the next apartment (the other side of the duplex) and the smell is even stronger...which is impossible because on this side there is no plumbing fixture,  I have the bathrooms gutted and all pipes are sealed off.Turned the lights on and OMG the place is a mess, my tools all over, boxes of screws all over the floor, buckets tipped over, looks like someone broke in but all doors and windows are secured. 

At some threshold (dollar or comfort level, etc.) there should be someone involved who, when things go sideways, has the insurance coverage in place (E&O or otherwise) to respond when something major gets screwed up. 3.

There are all types of situation, oddball ones, that can screw you up, and title insurance can save the day.A friend of mine came into an inheritance, over half a million, decided he want to get into real estate.

Then I'm screwed and possibly ruined)

It gives good curb appeal and if the resident screws it up, I'm out maybe $80 or withhold the same from the security deposit. 

If my PM screwed up like this, he would have went to the tenant in person, worked out a deal and offered me a concession for screwing up (return of his fee to me for finding tenant). 

Of course, if he sells or refinances most of the equity out, before you get a judgment, you’re screwed as far as collecting on it from this property.

What really screws deals is the wannabe flippers who watched HGTV all week and start tossing in money thinking they'll do the flip themselves..m

Is there creative financing that wont screw me in the end and give myself about a year to repair my credit and then refi into a better loan?

Then of course you can say screw being anywhere near your places and look at long distance stuff too.All depends on your goals and comfort level.Make sure to learn a lot here on BP.