I have tried a couple and didn't think they were very helpful.   

Thanks in advance—your experiences will help narrow down the best fit!

This could help decide if the income is enough.  

local PM and happy to help with connecting you with agents, contractors, lender etc. and running analysis on investment property.

(Doing this one well should help you with the following two.)The second would be to invest in your education on how real estate investing works.

My wife and I are extremely thankful to you all for helping us take this next journey in life. 

It helps estimate ARV, rehab costs, and potential returns and offers funding options.

I have always found these types of folks to be very helpful and forthcoming.

build to rent is great. they are an intermediary that help investors contract direct with turn key new build. they are pretty sophisticated we have sold a house so far and we are looking to sell other multifamily with them. there is a vetting process and as an intermediary they don't control construction they help vet builders and establish relationships. they have a big team. the other builder I've never heard of but unless you can see your house I wouldn't touch it. rent to retirement has a strict policy of 90 days until certificate of occupancy until they will send a deal out they are good at what they do and I'd recommend them. they have options all over the country and established relationships.

Focus on key areas first (like floors, walls, kitchen, or bathroom), which may help you handle the costs more gradually, even if it means moving in furniture or updating fixtures down the line.Also, since the tenant left it in rough shape, be sure to document all the damage (photos, receipts) in case you decide to pursue reimbursement through their security deposit or in court.