@Jacob Hrip For a first-time investor, financing options like a HELOC or private funding depend on your strategy and risk tolerance.

The flat fee buyer agency fee reduces the amount of the buyer credit/refund, generally by $6,000 (although options range from $999 to $8999, depending on how much help the buyer wants from the agent).

Lease Terms: Determine a monthly rent payment that covers the HELOC repayment (interest and principal) while providing some positive cash flow for you.                    

Total time spent throughout the year may be significant, depending on the number of properties and amount of activities, but year end is no more difficult than any other time period they're doing. 

Also, depending on the amount you get from your divorce, you might have more options. 

The violation - depending on your state - will provide a 'cure period' before eviction proceedings would begin. 

As a long-term hold investor, I see this property as -$600/mo to -$800/mo depending on whether you use a PM or not.

This experience has provided me with a strong foundation in acquisitions, valuations, and deal sourcing.

Best bet would be a “partnership” with a monied individual looking for a high risk/high return passive investment with you providing the “active” part.  

The main hassle of conventional lending is being able to provide proof of income and seasoning.