Id rectify the situation the best I could then market for a normal tenant. 

In this market that's hard to find cash flow, I'd offer to look into a live-in-flip to get your feet wet & a solid understanding of rehab costs. 

This means researching the market, understanding tenant demand, and ensuring the cash flow comfortably covers the loan payments.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Obviously, the burbs out past 465 can be good appreciation markets. 

Every time we build a new home, we add more supply to the market.

I also help other investors get started there with my team.It's a great market but you really need to understand the landscape and risks.

After all, if a fellow investor is willing to take unethical actions in a contract or against a buyer or seller, what makes anyone think this person won't also lack ethical principles when dealing with YOU directly? 

Then 4) I would get laser focused on 1 or 2 good markets with a realtor that is also experienced with flipping and can help you find good deals. 

I found an off-market duplex with ADU that is non-conforming, and I would love to buy it to rehab it (keeping all 3 units).