Im a fix n flipper, and this is my first year reporting income from the business to the tax man and I don't want my taxes to have been reported incorrectly for fear of future issues should they arise. 

That takes a lot of the fear out of taking action.

Some way some how my clueless know nothing self in 90 days had found a guy who knew a guy who heard of a guy who I meet and finally that guy said "yeah, i will back you, I know a $ guy, let's do this", and there I stood, in front of the property I just bought, with $0 from my pocket, that I was going to reno for $35k, none of which came form my pocket, and the fear hit me "OMG WTF did I just get myself into?!!!!". 

Affordable homes under $100k are prevalent in the Toledo and Cleveland area.

Move on, and avoid letting fear stop you from looking at opportunities to implement your plans.

Fear has been my biggest set back in keeping me from my goal of Real Estate Investing, but I no longer have that fear and I'm betting on me from now own. 

So you are going to have to work through that fear and find a Qi who has the demonstrated experience and protections to make you comfortable.  

While I am capable of holding onto a property like this, I fear for the newbies who have very real risks of not being able to hold onto the property long enough to get out from underwater.Because the buyer of this property is likely to be inexperienced and not know or think through all of the items discussed here, this strategy may put you in a ridiculous position of power for at least the next decade over the buyer. 

In Ohio, affordable single family homes under $100k are prevalent in the Toledo and Cleveland area.

When an investor is knowledgeable there is hardly anything to fear, and it would help if correct facts were placed in public view!