You deal in the commercial arena where virtually all the buyers and sellers are sophisticated.

Usually there are options to upgrade signage, display additional photos, add a virtual tour, lockboxes, etc.Doing it completely on your own is possible too, but @Brandon M.   

the sheriff proceeds to move every last one of them out and once complete my eviction guy informs me that a virtual goldmine of stuff remain in the house.

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I agree with you that seller carryback is virtually non existent at the moment.

And you have plenty of smaller players that sell direct and handle the entire operation as well.So its really a pretty simple concept... virtually every metro area East of the Rockies and south of NYC has turnkey in their market...

I won't give advice, but I'll share my experience having gone through this personally, and having coached/mentored Hundreds of other Real Estate  Investors over the past 10 years: Single family rentals are tough enough in your back yard, and virtually impossible to manage well from afar.  

I love my SFR, had the same renter the whole time with virtually no maintenance needed on it. 

Then other do not meet educational requirements,do not renew in time and on and on.My stat was for every 5 agents you had maybe 1 deal was closing that month.So 50 agents equals maybe 10 deals a month at 300 which is 3,000 gross before paperwork,time managing the agents,having a building (which I didn't it was virtual),and admin staff.When you take all that away the return was very minimal in my opinion.So I have around 8 agents now.I have been paring down and not accepting any more agents for years now.I am the qualifying broker and owner so yes I do my own deals and have agents under me.I acquired my agents license in 2004 and my brokers license in 2007.

What if I can't get all the assignments (which is a virtual certainty with at least 20 heirs) it seems like a partition would chew up most of the money, not to mention EL had 20+ years of use with no rent paid to her cousins.