And touching with owners pitching ways I can gain control, to then monetize. 

I can put in touch with a couple of local insurance agencies.  

Everything touched, ran me around 500k.

I ended up with millions stuck in IRAs and roths I’ll never touch because of real estate.

You need to get in touch with a lawyer as soon as you can and figure out how to cut off the tenant/landlord relationship.

I would get in touch with a lawyer and start the eviction process immediately.

Which neighborhoods should I not touch and which ones are ripe for the picking?

They provide great returns, are easier to understand and represent a tangible (see it/touch it) asset with nice tax benefits.For those interested in investing with syndication groups.

build to rent is great. they are an intermediary that help investors contract direct with turn key new build. they are pretty sophisticated we have sold a house so far and we are looking to sell other multifamily with them. there is a vetting process and as an intermediary they don't control construction they help vet builders and establish relationships. they have a big team. the other builder I've never heard of but unless you can see your house I wouldn't touch it. rent to retirement has a strict policy of 90 days until certificate of occupancy until they will send a deal out they are good at what they do and I'd recommend them. they have options all over the country and established relationships.

One tenant stayed 13 years until their youngest child graduated, then moved.