Isn't that the purpose of earnest money and a deadline for applying for then securing financing? 

You will have to hire a securities attorney to work with and guide you through the legal structure as well as the legalities of the capital raise.Bottom line, it's totally possible to raise the funds, but you need to have the right structure in place and a track record to support it.

I suspect you would have trouble proving anything and a lawsuit would be more time and money than just installing a drain from the wet side into the sump well.

Our PM arm charges 9% and a leasing fee of one month's rent (our average length of stay is 38 months, so you'd pay this about once every three years or so).

Also the value of the land exceeds the value of the house ie. 32acre parcel  and a small 3/2 house

A true cost segregation study requires a qualified construction engineer or architect to perform a site survey, deconstruct the property on paper and reclassify every asset (there are hundreds often thousands of individual assets in a building, even a small rental) which would take 30-40 hours on a small rental and a few hundred hours on most multifamily or commercial properties. 

If you can't handle stepping in to a grocery store or attending Sunday church service without a dog in your pack, you may need to be medicated and under constant supervision.I'm prior military and a combat veteran.

Based on my credit, income, and a few documents I had to provide they were able to get me the money in 5 business days. 

One of my quads has a 31-year tenant and a 25-year tenant, I think they are going to live there the rest of their life, they are under rent control. 3.

They'll call it a solid "B" area when it's a "C-" area; they'll say it has great space for the price, but the rooms are all chopped up and not very usable; they'll say it has great amenities, but those amenities are a 30 year old dishwasher and a central hvac system that groans and clanks when it turns on.