I got 3 sellers leads out of 1 post and all are very different in their desires, but that is one of the themes I'm seeing. 1 seller even based his value off the Zestimate, and little does he know in the area, the zestimate is/resembles that of the ARV and NOT the current value. 

Will add though, that a good PMC will immediately alert an owner about what their property really is and the expected challenges.Unfortunately, a decent portion of the time we do this, owners either don't want to believe the Evaluation Video we send them or decide to sell.

Yes does anyone have any PML leads?

If you’re nervous, dig into local investor clubs.. from what I’ve heard, even in London you’ll find groups meeting over coffee, talking shop, and sharing leads.

I am kind of stuck on where I should lead him next, since he's busy with school and sports he doesn't have time for a job.

The paint is chipped so I'm assuming there's lead paint and there will likely be asbestos and lead pipes for plumbing.

I have not tried this, but I think this lead is better than a lecture on how you should pay down your debt.  

Realistically, many properties that go to auction may be in such bad shape that they don't justify the high bidding amounts, leading to losses as I mention above. 

And therefore competition among tenants can create significant challenges, like...Businesses may struggle to establish a unique presence and loyal customer base, and a lack of profitability due to nearby competition will likely lead to higher tenant turnover.

@Loren SouersI'm going to lead with the suggestion that you consult a tax professional and an attorney.Generally speaking, you can put a rental property in a revocable living trust, which can help with estate planning and asset protection.