We had to wait approximately 6 months to finally receive it within our own account   He also did not begin marketing our unit until late November 2023, which was ready to market immediately upon hiring Jeff. 

If you are able to add an additional full bath, it sets you apart in the market big time! 

Sphere of influence purchase - off market opportunity.

The house has been on the market for many months..."

Or do I look into a market like Las Cruces, NM, or Lubbock, TX, as an example of bigger markets I have looked at and am somewhat familiar with?

The non-conforming duplex was on the market for just $430k.

Crexi, Loopnet are probably the two biggest but why not work with an agent that can present you with multiple off market and listed deals?

Marketing Yourself Locally – Focus on word of mouth and local networking.

It is very important that the Wrap Mortgage is written at market terms using a knowledgeable attorney, an RMLO, and a servicing entity.These have risk and I'm not saying a new investor should go out and do them. 

Alternatively, put it on the market and give the tenants notice keeping in mind that showing times will have to be done with 24 hours' notice to the tenants.