I don’t do the work on any houses except cut the grass on two rentals that I rent out by the room.

I have and continue to invest in and out of my state, but buy the first one closer to home.

Only thing I will add is if you rent by the room, you also have to factor in landscaping costs (mowing the grass) and ideally cleaning of common areas (eg weekly cleaning service).  

Presently, our STR's are out-of-state with properties we own--just looking to do something closer to home but not wanting to buy in the current market.Any property owners out there with small properties willing to consider arbitrage?

But I would be much closer to run unless you can get exact specifics on when the issues will be addressed and see proof it's being done.

A $175K renovation a year later and we are no closer to completion.

Taxes are also paid up, however the place is vacant now and the grass is 2 feet high.

So I want to sell this property in Lagrange,Ga and just get some of the commercial potential price out of it so I can build a home closer to family.Anyways their is a famous firearms manufacturer that is moving to Lagrange which is a 100 million dollar plant .I have a feeling they may want to buy more property for a future expansion which they are stuck in a rock and a hard place because the county owes the land on one side  and the rest is just a old subdivision which if you bought the homeowners out you can squeeze this company for more money.How can I get a investor cash buyer only see the potential on this property and they can hold it and squeeze them till it hurts,I just want 500k for the property you could rent the house till the company comes knocking at the door.

A state like Nevada are closer and offer tax benefits over CA. 

They also claim that their property management fee is 10%, which is true as long as the unit is occupied, but if you factor in the first month rent payment for placing a tenant and a 5% vacancy rate (about once every two years) then the property management fee is closer to 15%.