Although the investor is in the drivers seat, as the borrower you should be helping to provide a good experience as reputation is everything. 

Did you ever locate a reputable property management company in the Macon area? 

Quote from @Isaac Ballew: Go to indeed.com or monster.com and look for a job with a larger, reputable property management company.

@Sam Peterson You can utilize different online companies (web, phone apps, etc.) for this but if you're new to REI you could gain traction by making your own.

The WORST solution is an unqualified attorney, because their mistakes makes whatever they come up with INFERIOR to an “off the shelf” solution.In between the two we have a good off the shelf product by a reputable vendor.  

Anyway;  I'm very surprised that leads that listed, expired, re put on FSBO aren't that motivated. 

Also, you can find out what work needs to be done by hiring a reputable inspector.  

Find a reputable lender.

I can connect you with reputable contractors, and management companies.

Quote from @Tyler Newcomb: Contact a reputable real estate company in the area.