If there aren't two ways out of all of the bedrooms (common with basement rooms), then you might have to install an egress window, or quit calling a particular room a bedroom.You mentioned the fireplaces; why aren't they safe? 

I am his credit partner on this one, but i manage it and all its dealings. the property management company was set up through the relationship they have with the REIC .My problem is as far as work orders, maintenance, repairs etc... i am not notified unless the amount is over $250. is this common?

In reality, your holding costs will likely be zero, @Qendrim Marku, since it's doubtful you'll find a hard money lender to fund this deal under the scenario you presented.Because of the overly strict regulations that govern home loans, such as Dodd-Frank and the SAFE Act, most hard money lenders will not loan on owner occupied properties.

Unlikely since there is a rich mining history here but thinking through every scenario here as coal is a dying industry.  

First of all, I would like to say this is a very common subject when screening for a new tenant.

This is common and can sometimes be very difficult to detect, even for seasoned pro's.

Common bleach solution does well,  50/50 mop the floor, let stand several hours and then rinse with clear water (you said you didn't care re the finish). 

The 2nd mortgage holder is BOA which I'm told is not very responsive to these types of scenarios.  

I get this because there is no comps in the area with quite the same location scenario and the closest comps sold for 200 - 225 but had significantly less sq footage. like 6-800 less.

A common one for the brand new buy and hold landlord with their first rental unit is what I call hgtv syndrome or simply over-remodeling.