Total cost (purchase + repairs) is 49,000, that is approx 64% of ARV, less than the recommended max of 70%.

I would do this every 12-15 months if my spouse wasn’t totally opposed to moving frequently.

Obviously, I’d have to account for utilities and furnishings- I want those that have experience in this area and then maybe I could converse more on such items to look to before signing a contract.

Unless those items are all satisfied (except for housing violations and some non-monetary liens which follow the property), the department of finance will not allow the deed to pass through to the next stop in the recording process.So even if you wanted to dump a property that was totally upside down with liens to someone who was willing to take it from you, you can't do it.

Total monthly revenue 5700/month for all units rented as LTRs. 25% percentile rent on Rent-o-meter.

Often the debtors will refuse to acknowledge these liabilities, while obviously aware of them, because they are dumping them on purpose.Second, if the property has a high risk issue then make attempts to due process notify the debtor or the heirs. 

I want either full control - an individual property - or total liquidity - a REIT or index fund. 

I received wire transfer instructions to a credit union in Utah with a totally different account name than the company.

they probably have a bunch of 3% nonconforming loans on their balance sheet so 5.5% is not bad, totally reliable payments, plus in a legal battle they'd likely find the power of attorney didn't extend to the ridiculous term and that there was no breach of any enforceable agreement.   

I find it more helpful to track on my total cash into the deal (inclusive of furniture, amenities, etc), so cash on cash and monthly net cash flow are the two metrics I find are most informative when I'm looking at a purchase.