No experience and the credit facility or bank facility is out of the question. 

I was thinking of putting the keys in a lockbox and asking the person interested for a copy of their drivers license and Credit card to make sure no damage is done to the property and keys are returned.

Generally, a simple refinance transaction should take no longer than 30 days or so assuming all parties operate smoothly together.

Property ARV: $450kTotal in: $350kMonthly rent: $4000Monthly taxes & insurance: $530[Loan 1] (via broker)75% LTV1.5% origination fee ($5062)Other fees: $1595 underwriting + $1295 processing (=$2890)Interest rate (floating): 7.25%5 years PPPMonthly P&I: $2,278Rent - PITI = $1,192***If appraisal comes back high enough, may be possible to do 80% LTV at 7.99%[Loan 2] (direct lender)70% LTVNO origination feeOther fees: $1,395 underwriting + $695 processing (=$2090)Interest rate (will not change): 7.375% 5 years PPPMonthly P&I: $2,152Rent - PITI = $1318---------------------------I really like how there's no origination fee with lender #2 so I get to keep more of the money I pull out.

We've decided to work with a tow company as well as post the correct tow and no trespass signage (and work with police re non-vehicular trespass).

But no longer do 3rd party management.

At this point, there's no need to do anything. 

There is no incentive by the builder to keep costs down. 

If the ARV is only 40k-50k there is little to no room for error and you will have a hell of a time trying to get any type of loan.

As a result, buyers are no longer willing to settle for properties that don't meet their needs.