@Anthony RosaI like how you got straight down to the meat of bone.

As a heads up...you don't want to post on a public forum anything that might look like a solicitation for funds for an investment unless you have the proper SEC filings.

Make sure if you're going that route you have your hard money lined up ahead of time.

Was the unit equipped with a gas furnace and straight AC or did it have an electric heat pump (does both heat and AC)?

(Yes, good advisors exist.)In general, look for a Financial Advisor that is Fee Only - Fee based can work as well, really it depends on the firmIndependent - They don't work for an insurance company and are not limited in their investment optionsFiduciary - Legally required to put your interests ahead of their ownCertified Financial Planner - CFP is the preferred designationPersonally investing in real estate - This is pretty rare.

Don’t be surprised to get a call that they can’t turn on the range (you need to push the knob before you turn it) or 4 straight fire department calls after burned steak, toast, and pancakes.

Get your goals straight and then educate yourself.

@Hayden W Gibson Go ahead and invest! 

If you are reasonably certain that the son has inherited the property, and you are content to rent the property for cash flow, then go ahead and offer the son $10k for signing his interest over to you via a "Quit Claim Deed'. 

I still think I'm going to have a tough 6 months ahead, but I am optimistic.