And always  remember to operate with integrity  Thanks Tim!

I’m not only working on my case with these buyers and a DeKalb Pastor & Chaplain of DeKalb Sherriff Office on over 2.5M...but this now appears to be related to a HUGE Mortgage Fraud Criminal Ring here in Metro Atlanta with quite a few of confirmed fraudulent documents on many properties as more evidence shows up.Some of the names I have confirmed provided or created fraudulent bank statement, operating agreements and forged QCD docs to obtain mortgages illegally then allow them to foreclose.

So, 400k - 500k sounds like lots of money but if you wanna operate in the 300k+ entry point it get can swallowed up quick.One strategy I'd try is to be a buyer at the auctions, win a bid on a good house, close on it in cash (you should be a great deal under market value) and then get into a delayed purchase bridge loan product which will cash you out a certain percentage of the purchase and supply the rehab funds. 

Some don't require you to have a property management company because they operate like a hotel.

It's a game changer once you have a few employees and operate that many so everyone stays on the same page.

Without an operating document, it's unlikely they could sue you unless it's in the city rules that all homes are responsible.

While doing an Airbnb seems like a good idea it does not resolve the issue of the divorce and splitting the propertyI still think your best bet is to drop the price and sell it and start your life over.

@DeBret McGee IIYour best bet is to secure a deal with creative financing, seller financing or meter lease options.

Hell, I might be even-steven if we had one, and I'd bet money @Russell Brazil and @Nathan Gesner would be there with me despite the fact they're two of the smartest dudes in here because they're not soft pedalers.

I’d search out an established local operator and pay them to operate it.