I found something that works much better for my partner and I.

It would be far better for you to join NARPM - National Association of Residential Property Managers SE Virginia Chapter and join as an affiliate. 

If you don't meet that 12 month seasoning requirement and/or want to hold the property under an LLC, a debt service loan may be a better option.

It's called a payoff statementif it's a big lender you will not buy the loan as it will take forever, you are better just paying it off. you then can foreclose based on the total balance owed to you which is both loans and any accrued interest. regarding fixing property or selling as is, that really depends and needs to be evaluated on a case by case basis 

The more specific the input, the better the output. 

It’s flexible—you can invest in rentals, commercial properties, or syndications—but managing it requires careful attention to avoid prohibited transactions.In comparison, a SEP IRA offers tax-deferred growth, which might be better if you expect a lower tax rate in retirement, but it doesn’t avoid UDFI tax on leveraged properties or allow borrowing.Before investing, check if SDIRA Wealth aligns with your goals and review their track record.

It sounds like you may be a better fit for a smaller operation that still offers guided tours.

@Colin Ford recommend getting experience with your RI duplex before going OOS.You should DIY manage the unit next door, so you LEARN about property management, the goog, the bad and the ugly.Then you'll be so much better prepared to invest OOS!

You also might consider a 1031 exchange to a better neighborhood.

The PM company is starting to kick a little better lately but we had a rough 2024.Always remember that every positive and negative experience when taken well is an opportunity to grow as a person and to learn something valuable.