I just feel like everything that I am looking at has to be a high effort strategy or an equity/value add play.

It takes some time and effort to get a license but it's not too bad.

I will gladly assign you some remedial tasks associated with my projects and for your efforts and generosity I will assign you Co-GP title and send you out into the world to misrepresent your capabilities and track record to raise capital from others.

You should have that as a benchmark in mind, since it offers a good return without any effort.

I have made reasonable efforts on all complaints - but I guess you can never make some people happy.

Quote from @Brandon Larson: It's important to have established policies and procedures, but I wouldn't put a lot of effort into that with only a duplex under management.

It will save you time and effort. 

It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain.

The effort to foreclose, the limits on rates, etc.Maybe a unicorn to find HML that will loan him the necessary money, but I doubt he will find it.  

So, just give it your best self-help effort to find them, and then let the GAL do his or her job.As far as an ejectment lawsuit, the real question is, was the property legally abandoned?