Of course have your costs researched first bc the buyer will want to know how much it will cost them to buy.

Most reputable HMLs will not charge anything until you are sitting at the closing table and all fees will be listed on the HUD-1 closing document.And of course, what are the points, interest, and attorney/document/admin fees for the loan?

The property was being lived in....of course it could use a refresh which we also agreed to do a deep clean for you....fact of the matter is is that you chose to walk away from our agreement prematurely and ended up having to go about it on your own.

I also realized last night (after I made my original post, of course) we could do a HELOC on our primary residence.

The second option at least gives you a chance at a fresh start with a new tenant.Of course, a new tenant is an unknown and there's no guarantee they will be better.

Of course, that is only if your intent is to hold it long term.If your goal is to unburden yourself from managing the property yourself, you do have options that offer degrees of hands free management. 

Anyone considering a course or solution would find your insights valuable.You don’t owe anyone an explanation.

Some people i know have bought astro course for over 7k and its been a year with no deals.

Paging @Garrett Brown our resident STR specialist - what say you about tips for lead photos on listings??

Learn of course, but many of us have purchased properties throughout our career without "iron clad" veils and have done just fine.