While this may take a little more time/effort on your part, I believe it produces much better results.

I was listed with four different realtors over the past several years, but I don't think they were  putting too much effort in selling the lot.                                     

There's been a massive revitalization effort that started downtown and has spread throughout the city via the Strategic Neighborhood Fund (SNF). 

If done well, it means you can refinance and use that capital for your next investment—helping you move more quickly towards your goal of creating enough cash flow to change your work/life balance.Market Opportunity: Given the current market in some areas, you can still find deals that make sense for BRRRR, though they do take some effort to locate and execute.

You have to invest the time and effort to rebuild it all back up. 

Since you've lived there for nearly 3 years, the fact that you made the effort to contact the owner may be enough to move the needle.

Not saying your kid is or is not on the spectrum, but just food for thought in how you approach it.If they are on the spectrum, I would highly recommend making a concerted effort to go to open houses so he's constantly looking forward to something on the RE agenda.

What are cost and time effort for setting up an LLC for REI purposes? 

You could roll an estimate for utilities in with the rent to make it easy, or charge each month which takes a little more time/effort. 

Alternatively they can purchase a portfolio of occupied homes at a discounted price because the seller of the portfolio in most instances first tried their hand at selling the homes individually to the owner occupant and after experiencing 13-15% in disposition fees and expenses realized its not worth the effort and better to package the assets and sell discounted to another investor.Keep in mind, most of these SFH's are in stagnant markets meaning limited appreciation and if you ever took the time to look at an amortization schedule  there's no meaningful principal paydown for many years.