I’m hopeful I’ll get good leads in the coming month, and I actively reach out to unmatched leads that may work, and I intend to try creative marketing and see what happens. 

The fact that your property is in a strong area with high-quality renters and growth potential is a major advantage.First, revisit your numbers to include all expenses and potential tax benefits, like depreciation and mortgage interest deductions.

If so, you can't really pivot to short-term rentals there and have to capitalize on the inn vibe and in-house services.My major question is why is the current owner, who bought it after it sat vacant for twenty years, looking to sell you the problem they can't fix?

Are there people in Fort Worth that are actively involved in wholesaling and/or fixing fliping?

If you qualify, you can use passive losses, like those from depreciation, to offset your active income.

The kids were OK but the mother, who was really the payer, was a major hassle.

I'm curious to know how often property managers actively suggest value-add activities for properties (ie, building an ADU, remodeling, buy-fix-hold opportunities etc etc). 

For Livermore, the activity is slower compared to the general Bay Area so you would need to be more cautious on picking the right property to flip, and the margin has to be large enough for it to make sense.

I would be happy to introduce you to people who are actively doing this. 

That's why there's been little activity. if you don't have to sell, you hold on.This extend and pretend will end sooner or later, and when it does, investors will be forced to sell.