With your experience at Cushman & Wakefield, you'll find the commercial real estate expertise within this community particularly valuable.

You will be less loanable to banks, it is high risk/high reward, and you will most likely be working just as many hours if not more vs your W2. 

Additionally, negotiating with buyers directly demands a level of expertise and emotional detachment that might be difficult for homeowners with strong connections to their property.

@Michael PlaksThank you for sharing your expertise. 

Your expertise could prove invaluable as I navigate this exciting but complex process.

I'd echo the advice already given.Start hanging out with the local investor community and start talking with RE brokers and lenders who have experience and expertise in the strategy you land on.In your case, I'd take a serious look at househacking.

I estimated 2 months but we are looking to be at 3 months because my expertise and availability is more limited than if I hired it all out.- Document everything (receipts for taxes, all the work that you did yourself via photos and video, and your expenses in an excel sheet to make sure you're on track.

Make sure to carefully consider all the risks and potential rewards before proceeding with the auction.

@Dave RavHow do you know what the correct specs are or what you need without being in the field of expertise?

Your "generally cleanish" tenant will leave you a mess to clean up, you'll lose a couple months of rent and utilities, and you'll realize that a $50 late fee isn't extra income.Don't reward her with cash for keys.