The first clue lies (pun intended) in this fragment from your friend's creative writing sample: ...I wanted to "sell" the rental house to a new LLC...Anytime you have to put a critical word like sell in quotation marks, it means that you're not actually selling.

When it was time for inspections, they told me, I can’t do that and the area is not deemed for multi family- which is a lie because both houses on either side of mine were duplex.

But, that aside, I’d like to initiate a discussion of where note investors feel the opportunities will lie moving forward.I’ll go first.  

My passion lies in expanding my portfolio of long-term rentals and diving into property flipping as I grow in this journey.My main goals are to connect with like-minded investors and professionals, share experiences, and soak up as much knowledge as I can from this incredible community.If you’re based in Georgia or working on similar projects, I’d love to connect and hear about your journey!

No big deal the people that knew about it all know we got lied to  Yes, it's a very big deal since it's just one more lie. 

I would much rather hear a less than ideal truth rather than sounds too good to be true lie.

If they lie and don't pass your screening, that's their fault.It helps to have your screening criteria written down so you can share it with them.

Being that you mentioned that the personal residence would appreciate well, the favor lies with buying the personal residence.Generally, it's better to buy the investment property first, if you buy what will perform.

What are the remedies if the seller has lied on the sellers disclosures?

Real estate agents in Ohio aren't allowed to lie about receiving other offers that don't exist, but I've seen it happen before.