However, you can expect to recover about 50-55% of your investment when selling the home.Improve curb appeal, which is what you mentioned before, clean up the exterior, add landscaping, and make minor improvements to enhance the property's first impression.

First, clean up your house so you can expand it.

Outfit the space as turnkey for an appropriate business (smoothie shop, dry cleaning substation, etc.) and sell the “business” with a small down payment, receiving a monthly payment for the business payoff + rent/3.

. - along with inconsistent incomeTo be honest this person should not be investing in real estate and focus their time and energy on getting a stable w2 or income and get their credit cleaned up first

I would be focusing on cleaning up bookkeeping, communication portal with client, vendor list management, payment processing, etc. 

When you look at the percentage of "clean" energy produced by each state, Kentucky is ranked 37 out of 50.

Clear up the myths, clean up the mythos, and truly get to nuts and bolts of investing.

Hopefully they leave the place in good shape and clean so you can put it back on the market

I'd also have money held back at closing (a significant sum of money) that they do not get unless they are out within the 30 days (or whatever you agree to-do whatever you need to have them treated as a short term tenant) and leave the place clean and in good condition (ie same or better than when you viewed it).

If they choose to leave, then I would give them no more than 60 days to vacate, clean the place up, and rent it for market rate.