By year end I will tackle a MF, value add with my son that would be sweet if we can swing the coop/tic (handling the finance challenges is the hurdle) so he ends up with a unit at below 50% of retail.  

In Oceanside, New non-hosted STRs are prohibited outside of the Coastal Zone as of February 10, 2024.Most HOA's do not allow rentals less than 30 days so that is likely not an option unless you find a couple of places on the water that allow it but usually tough to find below $1M. 

While I appreciate that & don't want to push them out, they are well below market rate & the unit is a disgusting mess, approaching hoarder status.

I Offered it to them at 10% below market with him paying utilities. he wanted it, so I screened him to verify he can afford it.

Make sure you do an OPRA request to check for open permits and confirm with the town whether the 2/1 below is legal and permitted.

Long story short, you can, but since you are only targeting investors, your sale price will likely be lower than comps.Talk to a local agent about your local tenant laws and have them review their lease

Below is a link to the rent assistance program in Canton, Ohio; I would collect the current rent from the family and then provide them with this resource for help with future payments. 

Also see if monthly gap might be lower as a mid- or short-term rental.

Basically, what these guys did to some of our Real Wealth Network members allegedly is:- GEG showed RWN some of the properties they had renovated and leased out to prove their business model- They told our members via a webinar that they buy, renovate and sell rental properties below market value to investors with 8% cash flow- They said they offer non-recourse financing at 50% LTVIn reality, GEG sold properties that were not always renovated - even if the price point reflected a renovation.

Here are the screenshots below of me asking the seller about your deposit as well as the email where I explained the same to your Realtor/Mom or whomever she is to you.