I appreciate your comments, there were a few things that I wouldn't have picked up on, it's always good to run things by some fresh eyes.

People seem to love neutral gray walls with fresh white wood trim.

It's okay to be vulnerable about areas where you aren't an expert - good brokers will want to help you succeed and you're open-ness will be a breath of fresh air. 

If they don't have the money because of fines, maybe they can pay you with fresh eggs?

There were some great deals with those who had very deeps pockets because it was not just a rehab, you also in some areas were required to knock down, then rebuild fresh or lift and then rehab.

Some short answers to your questions:1) Convince to listen to some podcasts2) Really up to you and what you find available that works3) You will still need to be involved since it's your property4) I'd stay fresh of what's going on in your market, run the numbers on your criteria and practice finding "a deal"Lastly, some resources I've enjoyed:PodcastsEpisode 108 - Grant Cardone...

But just like I tell new technicians fresh out of school now, “the school gave you a ton of knowledge but Now you have to learn how to use it” All the education in the world does no good if you don’t take action with it. 

It's unrealistic for the OP to expect that, especially with no money to rehab and being unable to qualify for financing being self employed and fresh out of college, and with the property not being a bankable asset.

Welcome John, I am fresh off the boat as well and a newbie.

For the people that want to put the situation behind them and start fresh, I can’t imagine many homeowners who would want to sign over the deed to you and continue to have the mortgage in their name while you promise to make the payments.