Hi Nathan,So quick question:  once you verify that tenants abandoned the property, and you posted the notice to front door (giving them x days to respond of course) and they still don't respond then you can regain possession of property and proceeding with whatever you need to do in order to list the house again? 

I also did notice the REI had some newer builds in Ward, AR but those seemed be sold quickly.

Your choice should align with whether your goal is quick resale or long-term rental income, and you should consult lenders who specialize in both DSCR and rehab-friendly options.Best regards, Stevan

If you want good contractors out there quickly , pay their price and pay it quickly . 12 months is too long , we can build a 3000 sq ft house ground up in 3 months . 

A general from-here-to-there guide.  

Most of it can be done very quickly.

The best investors can spot opportunities quickly because they know the landscape inside and out.

While daunting, your experiences engineering firm and attorney will be able to guide you through the project.  

Once you are familiar with what a good investment looks like, then you can create a rule of thumb to help you analyze property faster and only dig deep on the ones that look promising.Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...

BiggerPockets is a great place to find featured agents experienced with long-term rental investments—they can guide you to cash-flowing properties and connect you with resources like contractors and property managers.