Come to find out, although tenant paid on time and never missed a payment, tenant basically destroyed her house.  

The last tenant destroyed the house.

if you have losses, you wont have to pay taxes. in other words, if your 10k profits go into a house that takes 15k to update, you wont have to pay taxes.but it all has to do with how it passes through your personal w2, and schedule XZYtalk to a CPA. yes, they are like lawyers and we all hate them, until you need one. then, we are glad they are on your side.

It wont take long to find a lender, I would court a few local bankers while you look for a deal.

The problem with getting a well cover is that the window is taller than the hole, so putting a cover over it wont allow the egress window to open in case of an emergency, thus creating the same type of liability issue with allowing a tenant to sleep in a downstairs room with an egress. 

From my experience any investor needs to be accredited  @Jay HinrichsNot only that- I think that most wont accept foreign investors directly and require a US based entity as the "investing entity". 

There also isn't a great rental ROI for upgrades meaning renters generally wont pay you enough extra a month to make it worth your time. 

The basic idea with MB is that when developers and government infrastructure projects etc. unavoidably must destroy natural "habitat," they must either restore it or else offset the damage by purchasing credits in certified mitigation banks to preserve multiple acres more of habitat than was taken out.

now I probably wont be able to find a tenant till mid september/october.

If that wont work then get out of the sale.