Im literally closing a loan on Monday where my borrower had a similar situation - the borrower's ex-wife was awarded the property and assigned the debt in the divorce in 2020.

You’re in a win win situation no matter what however I guess you would also want to take in account any major cap x repairs that might be coming up soon in the future you might want to avoid paying. 

It would be hard to cash flow on a 600k house that has 3600 in rent regardless of the broader economic situation going on in society. i find that when someone says BRRR doesn't work anymore they end up meaning it doesn't work well for the specific types of real estate that they want to buy.

. $25K can absolutely get you started—it’s all about finding the right approach for your situation.

At best you’ll be able to buy, through “creative” finance break even cash flow situations, which at best may begin modest positive cash flow in 3 or more years. 

(I work with some challenging populations and the extra effort has paid off in these situations.) 

I also didn’t have direct access to him, so if I needed immediate counsel on how to handle a situation, I had to email him and wait to get a response usually a few days later, and by then the deal was already mishandled.

The Role of Mortgage Brokers in Real Estate FinancingMortgage brokers act as intermediaries between you and lenders, streamlining the loan process while finding the best deals for your unique situation.

Or you can try James' approach to sell before the significant cap ex items but I suspect you will be selling at a price that reflects the impending coming costs.It is my belief that you have never calculated out your sustained maintenance/cap ex costs and truly believe this has positive cash flow.I am trying to provide some insight as to your view and to your situation. 

This question never has a "best" answer, only best for your situation!