I thought I knew what I was doing, that compressor problems aren't worth repairing but controls were. 

Also if you aren't new and are looking to provide insight, tips and tricks, or need some motivation come join this group.

I have had success in the past with single family (up to 4 units) for BRRRR refinances but those lenders aren't interested in warehouses and industrial buildings.Details on the property:Purchase price: 57KRenovation: 45KSize: 4800 sq ft.

Maybe they aren’t planing to leave on the 15th.  

Thirdly, that flooding would really make me nervous so I would scrub and scrub that rehab cost to make sure you aren't missing anything, especially mold.

If they aren't great, just wait until inspection period with buyer is done and let them know.

Lose with Substantial Authority.

Living in a high CoL (washington dc/northern virginia) area is killing me because there aren't any real duplex type setups in the area which means i'd end up with a roommate to house-hack.Go 10% FHA, pay a penalty for 10 years, and keep $40k free for remote investing? 

If possible, we do not want to exacerbate this (of course if issues arise, we aren't afraid to evict/do cash for keys, but we want to at least try to make it work first). 

Sometimes chronically late paying tenants aren't worth the headache or the extra money, so I get where you're coming from @Ash Townsend.