I would first suggest getting a real estate lawyer in that area.Is there zoning in that municipality?

In your case I suggest a passive, low risk options like government backed CDs.good luck

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

I suggest contacting an RE attorney who can assess your options.

These are factored into the mix.In the future, I will suggest that you request a move-out report along with pictures and/or video on what needs to be taken care of. 

I am leaning the local route as it seems to be the most cost effective option.

With now being a weekend, and going on Christmas week, what would you suggest i do?

It really highlights the value of having strong partnerships, effective marketing, and a sharp eye for profitable properties.One takeaway here is the importance of leveraging connections and networks to identify similar quick-turnaround opportunities.

For it to be $250 MORE than usual, suggests something else is up. 

I don't know anyone personally in Topeka, but the banks I'd suggest you reach out to first are CrossFirst, CoreFirst, and Emprise.