Here is a suggestion , maybe @James Wise would let one of these people tag along with him or one of his crew for a day of fun and excitement ? 

I think it would be a lot more fun if she was on board with going to look at properties and in participating in the day to day operations of things.

@Daniel Mease fun stuff!

. ;-) Okay, maybe not "fun" but very informative.However, As I was reading through, I came to realize I don't actually understand some of the terms.

Not fun...

Obviously, I don't know anything about your finances, so for all I know, you may have a few million in the bank, and this project is just a fun experiment that wouldn't even be a drop in the bucket if it all turns south...but, regardless, you'll want to model out what would happen if this project crashes and burns...As you may know, managing a rental in a D to F area (or even a C area) is usually not recommended (for many reasons), and funding a rehab with credit cards is also usually not recommended (again, for many reasons). ...even highly experienced investors often won't touch anything lower than C grade because of all the difficulties of managing and re-selling them...If you're dead set on rehabbing the place and keeping it, I'd strongly suggest studying up thoroughly on the local rental market and tenant pool (e.g.; rent medians and lower and upper bounds, typical days on market before securing a tenant, local vacancy rates, tenants' typical income, education level, employment opportunities, credit, and rental history).

We are going through several evictions and the process is NOT fun at all - screening is by far the most important you can do as a landlord to avoid huge headaches down the road.

The new LLC they bought from me was Snooky Bear LLC.......LOLHave fun with your friends when you can!

It's definitely not sexy or fun, but the unfortunate reality. 

It's been a fun and wild ride :)