Stuart,  I really appreciate you taking the time to spell all of this out for me, this was super helpful.  

Do you have any insight for me - I really just want to break even; profit would be a bonus.   

I am thinking about selling the property as it is becoming more difficult for me to manage from a distance.

Contractually, I'm sure I'll be on the hook for something based on their PM favored literature, but can I contest that they have done absolutely nothing for me, including not paying me as my defense?

You can pay an annual fee if you want to have access and usage of CAR forms, but why would you when you can get free real estate forms from Firdt Tuesday. 

The point of contact for me was Adam.

Quote from @Jason Seay: I address this in my book and I have an addendum in my forms package.

@Ludwig Koeneke There is an appraisal form type that you can order which gives both the AS IS value as well as the After Repaired Value based on the scope of work proposed that you submit. 

Do I need to fill out other forms such as a change of ownership?

These types of loans typically require at least a 10-20% down payment, as lenders want to see that you’re financially committed to the project.There are ways to get creative but they still require some form of skin in the game.