Ideally, ALL exit strategies should make you money and not end up being an "oh sh... solution".

Of course, if you're talking encroachment issues that might be different, but there are solutions to most title issues and some title companies just don't deal in solutions.It sounds like your biggest frustration is with lazy and uninformed real estate agents, which I completely understand.

There are a lot of moving parts to your situation - no solutions here, but I wish you the best.  

Since, I have spoken with quite a few flippers and contractors and realized that I could actually provide a solution for some Real Estate Investors.

Hi Joan,The property has been held as a rental property and therefore would qualify for tax-deferred exchange treatment under Section 1031 of the Internal Revenue Code.

You obviously know everything about how an LLC or S-corp is the solution for every need, right?

I want to send them another gift to both of them (My realtor helped me with paperwork on sell by owner deal which she didn't collect any commission on, and my PM has brought me an amazing deal then working on creative rental solution via group home). 

However, what @Tim Ehlers suggests seems a really good solution if you could find someone to do the lease option.

Do you enjoy coming up with creative solutions to problems or issues?

When you hit problems they require solutions.