you sound like me not too long ago....... i so wish I would of held out for renters with better credit..... late every (EVERY) month atleast a week or two..... have to constantly call to get rent..... willing to bet that the one month deposit i made them give up front will ( in their head) be the rent i dont get before they move out.

Account Closed if you are not concerned with the physical damage coverage and could walk away or rebuild with your own $$.

Regarding #1, I would actually see instead of doing the physical work yourself (or in addition to), see if you can find a female real estate investor in your area who would be willing to have you shadow them for a while. 

I guess our best bet is to hope they don't get a cash offer and then maybe they'll work with us.

@Paulie Moore It sounds like wholesaling would be the best bet for you at this point if you don't want to spend any of your own money, but you have to really know what you're doing.Do you currently work?  

Just be careful about betting on appreciation; but, if the numers work regarding cash flow, I would definintely go for it. 

I'm betting they are probably thrilled there is someone there actually paying the HOA fees!  

The physical damage to the property such as the structure and anything in it to be used it rehab will be covered by Builders Risk policy, a definite Need in what you are doing.

Likely the best bet, is contact a Title Company or Title Attorney to prepare the transaction for you so you ensure it is done correctly.  

I bet you have a huge work toll...