Welcome to BP - you've definitely come to the right place - I'd recommend some of the books in the BP bookstore for next steps - particularly the BRRRR Method book by David Greene which is great and might be perfect for your situation

The market has its challenges, but I’ve found that with the right approach, there are definitely opportunities to be had.

Charlotte has a solid network of investors, and there are definitely a few meetups that could be a great fit. 

I think you are definitely on the exact right track with your thinking - have you put all this side by side in excel (very basic excel "modeled out")>? 

Definitely run a title report on the property.

It’s definitely a possibility.  

Leveraging your background in custom home building and development will definitely give you a strong advantage as you dive into the BRRRR strategy. 

-with that said, yes, people are definitely 'overpaying' for distressed properties. i just got outbid on one the other day here in Pittsburgh. 

I've looked into Oakhurst and there's definitely opportunity there.

I would definitely leverage the BF whom is still responsible since his name is on the lease.