if your doing a senior project I would suspect your best and most cost effective landing solution is going to be a local community bank that loves real estate.. in my experience most will want 50% down on the dirt and a ton of experience and a really strong balance sheet.Myself I always pay cash for the dirt this makes finding a lending partner much easier.

Why in the world would she come off the deed, but remain obligated on the mortgage?  

Currently, I'm working on my fix-and-flip project, diving into renovation and value-building with excitement and dedication.

It becomes clear which are the really good deals. 

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ...

Recommend you do a LOT of research on both rental and sales markets to figure out your best options. 

No idea on the paperwork needed.

He's been a speaker at my real estate meetup many times, I've had him on my podcast.

Then, find 3-5 contractors to bid on your work, assuming you have a project to work on.

I just served a 30 day notice in Millbury (I live in Sutton but my rental is in Millbury) and I am hoping that the $4k I offered the tenants to actually move out on time is enough for them to find somewhere to go.