My lawyer suggests in a situation like this that I give them a notice that I am the new owner and that as of a certain date they owe market rent of $X,XXX.

Any Gap funders you would suggest? 

Paid a top local esigner to come have a look and all she did was insult our cute little place that was doing just fine.....But I think where a designer could add value is by suggesting unique areas, like game rooms, coffee bars, outdoor BBQ/play areas, and stuff like that. 

Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

What I would suggest is also consider investing in an area that you could drive to as well. 

In many market this can get you class b unit and OOS I would not suggest going below class B. 

I’d suggest starting with local credit unions or community banks—they’re often more flexible with investment properties.

All suggestions will be greatly appreciated!  

I would suggest getting Dave Ramsey's book called The Total Money Makeover and read that.

That said, I’d suggest adding Detroit to your research.