If they are distressed, they lost time they could have used to rectify their situation thinking that you were the solution.  

TOTAL MODERN RENOVATION INCLUDING INTERIOR/ EXTERIOR PAINT, MARBLE QUARTZ COUNTERS, CUSTOM BACKSPLASH/FIRE PLACE SURROUND, CUSTOM CLOSET, LED LIGHTING FIXTURES, FANS, PLUMBING FIXTURES, CUSTOM SHOWERS/ TUBS, CORDLESS WINDOW COVERINGS AND HARDWARE THROUGHOUT.

One of the cleanest / most modern / most energy efficient (for its size) houses I've ever seen was built in 1837.

He recommended just using ordinary rock everywhere, ensuring shower seams are caulked and paint coat be maintained and that is the solution/prevention for water/moisture issues.

You have to find out where they are coming from before you can offer a solution they will accept.

It's not a long-term solution for a rental property...you would want to refi it if you are holding the asset, but having a HELOC does allow you to jump when you need to but keep it separate from your personal finances.

SOLUTION: Write a strong-worded letter to all your tenants and inform them of the noise policy and noise times while reiterating that the policy should be followed. 

I've had luck with Foremost and American Modern, but I think Foremost offers coverage that includes vandalism and also will prorate the expensive vacant insurance rate, no minimum, if you convert to a landlord policy once occupied.   

We stand to "save" about $75,000 in taxes from both the deferred capital gains taxes and the avoiding the increase in healthcare tax etc with our income pushed $350,000 higher for the tax year.I understand the easiest solution to my possible lender problem is to pay cash for the replacement property. 

My solution get a part-time w2, do a payment plan based on income after the year is up while paying interest on the student loans.