Also, is the property rentable as is or does it need a rehab loan.

I already have some equity in the property after doing a complete rehab but I don't want to diminish my returns selling it after one year, paying for commissions/closing costs.

The PM had a plumber go to the house, incurring an after-hours emergency fee, but was unable to assess the exact cause of the issue at night, stating it's either a frozen pipe or pump issue and they need to return during the daytime to fully address.

And addressing my item #1 comment, almost always, when a "distressed" homeowner is approached, they initially are grateful to have the loan brought current, but before long they forget the circumstances they were in and you become the bad guy that stole their house.

I would definitely speak with an attorney before selling/disposing of the property prior to the court addressing the joint assets - you could easily open a can of worms.

Working with the city to find a solution.There is a similar situation near me where an investor bought a short term rental house, rehabbed it, ran it for a while, and then got in trouble with the town after a neighbor complained and the town said short term rentals weren't allowed in the community. 

On a rehab I have anything that needs to be ordered ready to submit before I settle , I place the order the day of settlement .

Rehab cost overrun is where most BRRRR investors and flippers go wrong.

So, for a small duplex, what price range are you targeting and how much (light, medium, or heavy) rehab would be acceptable?

If it's a fixer upper you would account for the rehab and purchase price then compare against the ARV.