You are definitely going to want to get a lawyer and as soon as possible.This will sound harsh.In your story, you have made a number of very poor decisions about how you purchased and managed this property. 

How long does it take you to manage a maintenance request from your tenant?

and am eager to connect with experienced investors to gain practical insights.What I’m Looking For:Advice on identifying cash-flowing properties and understanding market trends in Lynchburg or similar areas.Recommendations for a local real estate agent or property manager with experience working with investors.Insights on how to balance active and passive investing as I grow my portfolio.I’m grateful to be part of such an inspiring and knowledgeable community.

I manage MTRs in NC and SC - our SC properties still cover their costs and then some in the MTR space even after my management fees.

I generally work with home owners looking for long term management, but I do work with a local broker with access to off-market deals, and he sees a lot of activity in the area.

Many of these homes in the midwest can be old, and have deferred maintenance and the management of these assets (ie. handling Detroit winters) is often where the deal is made or missed.

My goal is to make this property available to insurance companies, disaster recovery specialists, and individuals displaced by fire, flood, or other catastrophic events.I am seeking guidance on the most effective approach to market this property, specifically:Recommended Insurance and Disaster Recovery ContactsAre there specialized companies that manage temporary housing for insurance claims?

As an invetsment-friendly agent (based out of Houston, TX), I’ve seen how the right professional will help you analyze cash flow, manage comforatble contractor bids, and even drive for dollars if you want a broader look at potential comps or deals in the neighborhood.

STR Property management is common and I know a lot of folks doing this.  

You can structure it as an LLC or joint venture, which offers clearer tax and liability benefits.Your son doesn’t need to be on the loan or title if he's a silent partner, and you can manage the mortgage, credit, and insurance.