Seems to me my options are...SELL - If I were to put it on the market I think I could reasonably get $2.8M - $3M, but at a 2.9M sale price my return on my initial investment is only 38%, or 7.6% a year over the 5 years.

The best option is to respond quickly and professionally in hopes that they move out.I would give the tenant two options: 1. vacate the rental in one week, leaving it in the same condition as when they moved in, and I will refund their deposit within 72 hours; or2.

Best of luck and if you ever want to brainstorm options, happy to chat!

I had two real options, University of Oklahoma or Oklahoma State University.

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

The reason I approached them about putting their offerings on my show is because I wanted to diversify my product offerings beyond the low income stuff that I specialize in so I could present investors with options that come with varying levels of risk.I do not agree with you that investors won't make money in the low income space at all tho.

Explore the possibility of doing liability insurance instead, if you don't have much equity it may be your best, and much cheaper option.  

It sounds like you are in a nice spot where you have options moving forward with investing, (congrats).

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

Focus on understanding the rental market, conducting thorough property inspections, and leveraging owner-occupied financing options like FHA loans.