The wall however are plaster with wall paper that was water damaged and dried as is years ago.

Water damage is something you won't know till you start tearing things up to see the extent.

Landlord's Insurance (property damage, liability, medical)2.

The upside here is you can potential find a direct buyer, the downside is you'll likely need to speak with dozens or hundreds of people to find a qualified and motivated buyer.Selling a property (on or off-market) is a numbers game. 1 agent and 1 contractor, unfortunately, may not be enough to get you top value for this property given its current condition BUT it is a great start fo you and the family.To vet a buyer, collect: - proof of funds and pre-approval (if financing)- LLC documents (if applicable) to verify you're dealing with the actual buyer- photo ID- buyer's attorney's information You'll also want to work with a reputable Real Estate Attorney who can protect your best interests on the contract.

I have a tenant which I want gone due to property damage.

Upon cancellation, all earnest money or deposits shall be returned to the person who provided the earnest money or deposit.CONSEQUENCES OF NON-DISCLOSURE TO SELLER If the Residential Property Wholesaler fails to provide a Residential Property Wholesaler Written Disclosure to the seller before entering into a written contract for a residential property wholesale transaction, the seller may terminate the contract at any time without penalty and retain any earnest money or deposit paid to the seller or deposited in escrow by the Registered Residential Property Wholesaler.An escrow agent may disburse the earnest money or deposit to the seller without the need for separate written instructions from the Registered Residential Property Wholesaler if:• The seller in writing asserts that the Residential Property Wholesaler Written Disclosure was not provided to the seller before entering into the written contract for the residential property wholesale transaction and demands disbursement to the seller of all deposits held by the escrow agent; and• The seller has provided the escrow agent with a written release and indemnification against all liability arising from the disbursement of the earnest money and deposits to the seller.LIABILITY FOR DAMAGES If the Registered Residential Property Wholesaler fails to provide a Residential Property Wholesaler Written Disclosure to the seller or buyer, and if the purchase and sale agreement is terminated as a result, the wholesaler shall be liable for damages incurred by seller and buyer.LEGAL PROCEEDINGS AND RECOVERY OF COSTS In any mediation or arbitration proceeding or civil action between buyer and seller, between buyer and Registered Residential Property Wholesaler or between seller and Registered Residential Property Wholesaler that arises due to the Registered Residential Property Wholesaler’s failure to provide a Residential Property Wholesaler Written Disclosure before entering into a written contract for a residential property wholesale transaction as prescribed under this section, the prevailing party is entitled to recover all reasonable attorney fees, costs and expenses incurred at trial, on appeal, at mediation and at arbitration from the Residential Property Wholesaler.How to file a complaint.

Open to gut rehabs but want to avoid foundation/structural damage.

There's the installation, removal, and the big one (water damage already spotted) is the damage done that you can't see to the frame, and anything else the water made its way to. 

Removal of the damaged debris should be covered by your insurance.

Any positive cash flow I had was eaten up by repairs necessitated by purposeful property damage, a lot of it by random vandals, and by former tenants who were kicked out.