There are a variety of things I could do....but I'm not sure what is best.  

The variety of guests I’ve gotten has unbelievable but I have been managing them for several years and just burned out from the constant need for attention lol

@Ben Le Fort - I would imagine you will get a wide variety in responses based on personal preference. 

Now, that is just buy personal opinion and after having been in the niche for the past 18 years and spending 13 of them offering this particular type of investment, I simply think this is a proper definition for turnkey.Unfortunately, it has been hijacked over the past few years and is now used so often and in describing such a wide variety of investments, that it has lost its' meaning.  

That’s why I made a distinction by saying most are incompetent and of little help to “ investors” .in my little experience  Realtors are great if your looking a single family  dream home for your family to live in .. but  my thing was from an investors vantage point there are other ways and it would do the poster well to use a variety of methods on his own instead of relying on a commission based system 

It really comes down to what an appraiser thinks it worth, who will accurately determine it base wide variety of factors including year built.In the meantime you could look at home sales in previous years to get an idea.

From Vacation homes on 2 recreational lakes to low economic small towns and farms.I see a lot of potential as this variety is within a 45 mile radius with major highways and 2 state capitals only 60 mikes away.Talking with trusted agents there are no wholesalers to speak of in this area but I know some is the old boy network on both commercial and residential.Does anyone have advice on wholesaling or investing in small town/ low income/ vacation areas?

If it does not contain a residential structure, and is not in an urban renewal or redevelopment district, then you cannot be paid for any improvements.You can rent vacant land out for a variety of uses, depending on location and size. 

I've done a variety of single and multi-family rehabs (including FHA, conventional and 203k) with both buy and hold and fix and flip strategies. 

Variety:  There are many paths in life, we do not all have to follow any one path!