I would contact an attorney that specializes in evictions or find a and handle this legally and properly.

Opinions on how I get the ARV and whether I should do a serious high-end rehab (getting rid of an office moving the bathroom to where the office was so I can expand the very cramped kitchen/ dining room so they can be two separate spaces and then finishing the two rooms upstairs which are currently wood paneling.)

We are looking to expand our market to Santa Clara county in the Bay Area, CA.

And even pre-approvals must be worded properly and followed up with the appropriate changes to the Financing Addendum so that what happened to you this time won't happen again.

Anyway, I am trying to maximize returns and run things better now that I am setup as a real business tracking everything to the penny, following proper LLC safeties, and added 4 more units, etc. 

Any legit contractor with proper experience, a decent rep,  a gc license and insurances can typically be approved.You absolutely want a Lender with plenty of 203k experience....they may give you a couple of contractor names they have approved, or not.

Also many markets are overpriced and foreigners oftentimes don’t know that because they don’t do their due diligence properly.

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.I hope this basic guide helps.

I am an buy and hold investor looking to expand to the Hagerstown, Maryland market.

If you want to keep the tenant, tell them that things need to be cleaner, and advise them to buy poison or something for the mice... then reinspect.... maybe every other month for a while.If you don't want to keep them, give them a termination letter with proper notice.