They likely know people in the area, and then they might feel that you are trying all avenues to find the next tenant.

You need to avoid certain high risk features, which include balloon payments within 5 years, excessive fees, validate that the borrower has the ability to repay the loan, make sure they are likely to repay the loan based on their credit history, excessive late fees, long loan terms, etc, etc. 

I feel as-is, I can get around $120k after cleanup and some minor repairs.

That does not include any capital expenses. 

Pricing has changed but J Scott's one of the smartest guys around and is one of the books I always feel comfortable recommending.

We don’t just slap on trendy finishes; we reimagine spaces, improve flow, and create homes that feel unique.

I would start speaking with residential / commercial agents and property management companies close by and get a feeling if something closer by will meet your criteria.

Feel free to send me message and we can setup a time to connect! 

That's how it all feels to me.

Feel free to DM me or Gloria if you have any question!