You’ll learn way more hands on than spending money and another 6 months being led on by someone who is playing you.

It sounds like you know how to avoid this in the future, so what to do with the situation at hand?

For a more hands off approach, which it sounds like you’re looking for, do turnkey investing.

They had equity in a rental and wanted to try their hand at flipping.

MLS hands down will get the seller the best price in the market at the time. on having these in 3 markets I got to think finding a buyer to buy all three is going to be near impossible. 

Are you trying to hand your “friend” a 50% taxable gain that you’re going to keep?

Since your a hands on person and have contractor contacts.  

A NNN lease is completely different and I would agree, much more hands off  

I plugged them into Invelo to find the owner information and have begun sending hand-written letters.

I’d like to buy the place, renovate it, and then live in it for a few years as my primary while renting out the 2/1, and then ultimately selling or renting out the main house too. wondering what the best purchase strategy would be considering I don’t have the full purchase price in cash on hand?