So while I have family nearby I want to minimize excess wear and tear because 1.

Repairing to sell might recoup some costs, but given the market and your limited funds, selling “as-is” is likely the best option to minimize further losses.

Think of it this way, at some point, a minimal amount of wear & tear to the unit requires paint to be touched-up.

A primary residence will most often provide more favorable loan terms so if you are willing to wait one year while you living in your new property and are comfortable with renting out your primary residence to a tenant, then getting something such as an FHA loan is a good strategy to minimize your upfront costs and hopefully get better loan terms.

No more messing around.If they get out without issue, fix and clean whatever was done and thank your lucky stars you got out with minimal problems.

I like Clarksville, TN because of the strong fundamentals, minimal volatility, and balance of cash flow and appreciation opportunities. 

With minimal equity it doesn't make sense, your rate seems good too compared to current ones

Zillow seems to do minimal verification of information provided and that just isn't good enough.Your situation does seem strange though. 

I also agree with Joe in minimizing dead equity.

There are a few properties in the Midwest that manage to generate cash flow, although the appreciation is minimal—this is about the best scenario you can expect.