My experience has been that most lenders don’t immediately move on this, many don’t take action for 6 - 12 months.  

I've seen a lot of people try this, and they rarely use the home. 

If it’s a good deal based on the comps, and in a good location, then I’d look into a conventional loan and maybe putting a little more down so that it cash flows.

Good luck on your new adventure.

It isn't a big job but I don't want things to go south so I stay in it.Of course I practically live on this forum so I pass along any pertinent info I find as well as answer questions.

Thanks for any thoughts on this!  

You are definitely going to want to get a lawyer and as soon as possible.This will sound harsh.In your story, you have made a number of very poor decisions about how you purchased and managed this property. 

More affordable, growing, but not that much going on (IMO).

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

It would be wise to ask your CPA the capital gains exposure once this strategy is being executed.