Assuming you sell for listing, your proceeds could beSelling 500kMinus Prep, staging 10kMinus Seller concessions, closing costs 10kMinus RE commission @5% 25kNet cash = 500k - 45k = 455kSo Zillows preliminary test cash of 427 k is not far - I guess is 28k worth your aggravation of open house, scheduling the repairs and waiting for a conventional customer to close.

But, it was aggravating going through the process. 

To cut your own aggravation over dealing with a teen,you might want to think about having a carrot and a road map to increase the likely hood he will follow through and that you won't have to nag him to follow through.The carrot, maybe something he likes, or thinks is adult-like, such an afternoon at the driving range and lunch out somewhere he chooses for the two of you.The road map, a (short) bulleted list of say 3 books (maybe eBooks he can read on his phone)A test to ensure he has read them by pretending you have not read them yet, and have him "Teach You" what was in the books before he can earn the carrots.And if it were me I'd start with Rich Dad Poor Dad as number 1.Good Luck!

I can't imagine the stress and aggravation that you've tolerated.  

Heck, I would rather just find a CD paying 2.5% and park my money there without the aggravation of tenant and property management.

If they have a criminal record (specially theft, aggravated assault, or worse) specially recently, then stay away.

Trust me, it doesn't get better.As others said above, the money you spend with a CPA to get it right will save you time, energy, money and aggravation in the future.

My experience is not enough charge them.I can instantly tell the difference between two vendors between one will do everything for free and one values their time.The one that does everything for free will be lower priced, lower quality, hard to communicate with, frustrating to work with, price oriented instead of quality oriented, typically late all the time, cutting corners, easy to have misunderstandings with, be unsophisticated in his business practices, typically will always lead to deep, ugly problems of some sort due to personality issues, will be reactive during the project, voice mail that is full or phone dead, will require a tremendous amount of babysitting and aggravation from start to finish.The one that values their time will be higher priced, easy to communicate with, quality oriented, on time, will require no baby sitting, will be proactive during the project, typically will be a very easy and painless working relationship.There is more money to be made in the long run when you focus your time on what's important to move your business ahead, freeing up your time and aggrivation allows you to increase your income faster than babysitting everything and pulling your hair out and everything taking 3 times as long.

But, many times investors realize they don't want to deal with the day to day aggravation.

As you can tell; I’m a bit of a mess at the moment; tired of being aggravated by the whole thing; but I am determined to turn this around and right my ship; I believe there is money to be made in RE; currently I’m leaning more towards long term investment properties, but if I can build a solid network a rehab or two maybe a worthy investment. @ Amy Oltendorf Appreciate the feedback, I did look into that; I do not qualify, my credit, payment history all of that is excellent, but I miss the cutoff date.