I love that you have taken your time and are now ready to check out my family's company as a possible way to get started. 

Start by telling him he needs to leave or pay and post the proper paperwork. 

Value was added through targeted renovations totaling $15,000, focusing on both aesthetic and functional improvements.

One of our immediate concerns is the school year is just starting now.

I am not leveraged on this house so I can sell and start fresh but have no idea really the safe way to get started. 

Savvy listing agents know these are toilet paper.Honestly there just isn't a great solution for folks starting out with deals that Fannie won't touch... maybe that says something about just how risky it is to start with 202-level deals instead of 101-level. 

Came across a website deferally.com and they claim to be totally free.

If they aren't popular get rid of them.  7pm teams, start family feud night, name that tune, etc.9pm start the 1 to 3 person band.Parking- all around you.Money- Wrist bands and tickets

It sounds like you're off to a great start.

I manage 7 short-term rentals and have been using Instabook from the start, with only a few minor issues along the way.