Ideally, I want to keep the home, I'm open to ideas on how to save or sell the home - please be nice as this is not an ideal situation so I'm looking for a way forward, I know I screwed up, I'm looking for some help

Appraently they are considered low risk for lenders and I would think in my situation they would feel pretty darn comfortable that I'm going to be a good gamble.

        We figured out what the problem was, at least with my situation.

We are actually in similar situations.

My question is, should I continue looking in Athens for my starter property considering my situation or should I look at other areas that I may have overlooked? 

Needed a little work, I offered 85k and she said she'd think about it, wanted to call around....I am spectacular on the phone, can go from first cold call to appointment set plus get all the details of their situation, but not so good in person. 

we'd need more detail...would only be assuming the circumstances by responding...What is the situation? 

And any other information that would help with this type of situation would be greatly appreciated.

Aside from that, you're assuming risk unless you have an attorney you've consulted and have a contract that offers you adequate protection.In your situation, I'd be sure to vet the buyer very carefully- confirm everything with his lender...using FHA requires jumping through a lot of hoops...you want to make sure the buyer is qualified before tying up your property for 45-days and he can't perform...If you are comfortable with everything, just execute the contract and send it to your title company to start the title search- along with any earnest money (if there is any).

I'm sure there are red flags and contract language I need to look out for that normal landlords with monthly tenants do not have to be aware of.Please PM me if you have been in this situation as a landlord!