Q2 is most important: If the mortgaage is upside down, it would have to be an approved short sale and that could take a very long time to rectify.

They just pay the invoices.

If things ever return to "normal", I'd fire sale my shiz and leave that arm pit. 

Perhaps we "buy" the house from them for the $328K balance to satisfy the lender and don't need a large down payment and then have a separate contract with them to pay $x per month until we've paid the full $172K amount.

And you don’t have to pay it back when you sell, you do an exchange.

Is the 11% equity from the appraisal over the sale price?

All the major PMS platforms have hundreds of reviews on there and you can get a great sense of what will and won't work for you without having to sit through 5 or 10 sales demos.I discovered both OwnerRez (for our STR) and ThinkReservations (for our hotel) on Capterra.

More detached single family homes changing hands than attached leading to higher average sales?

Later I find out from the tenant that the tenant pays their rent early and has already paid January’s rent.

Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.