If the burn mark is in an area where you could do a creative solution like this then that may be another option for dealing with this particular situation.Best of luck.

I was thinking of pulling the trigger and going with that purchase.

That said, Columbus is a stable market with high demand across the board...all supported by any metric you care to consider...it's a challenge to find the perfect deal, but if you are prepared to pull the trigger and broaden your reach by building your relationships and networking something will turn up.

The problem there is that you will be out of money to invest with until you make and save more, or pull equity out of something else.

Hopefully we find a simple solution so I can move forward with this deal..

You might want to tell the tenant the approximate cost of replacing the whole mirror and explain that, for small things, you have to stick to a practical solution, which in this case might be no glowing ring.

Everything was done by the book with permits pulled.

My hope is that it wont crush me when the market DOES pull back, because it will.  2.

Should we refinance that property and pull out the equity(BRRR) that we want or should we use the bank's line of credit? 

Sometimes PM groups have software that can help pull comparable sales information (CoStar & Yardi).