I'd suggest you not get involved with any heavy lifting (massive rehabs) something to add lipstick too and rent it or spin it off.

Keep in mind that you should never get involved in a bidding war as an investor.

Best marketing methods I have used involve a sign on the property and word of mouth advertising of other tenants, friends & family.

If they insist on denying you the ability to speak, I might insist on that board member or members removal and start a petition.

What could be the best way to get involved where I ain't breaking no brokering rules and protecting myself from getting paid?

There was a recent thread where people were discussing the risk natural disaster risk involved in having all your properties in one city or regional area.

If so, how do you locate the ideal person for that, and what would you expect to pay and receive from that person, and would they typically have ongoing involvement through the project (or just upfront consultation and design work).

Paying cash makes your offer stronger and makes the initial purchase easier because there's no lender involved.

That maybe a good way for you to do a deal and doesn't involve cash on your end once you find a tenant you can have them to pay the deposit.

I have had a situation kind of similar but it involved an ex-spouse.