Praise the good attributes of the home but respectfully express your concern for the current condition and ask if there is some help you can offer.

So much value in what you’re doing now, keep working hard, reading and learning and reading these forums (it’s totally okay to not take someone’s opinion and use what would be helpful to you, there’s a lot of opinions on here lol!).

This will help you see if your land cost and build will pencil in.

Hi @Jesse ThompsonI'm going to help out a bit to give you some links where there has been quite a bit of discussion on this topic already. 

also open to attorney recs who could help us with this 

Any help and guidance would be appreciated.

I've found several helpful websites that highlight pro's and con's of the countless platforms available but value peer feedback as well. 

Ask your Realtor/attorney for help with this.

It certainly could improve your cash flow but it won't help with finding prospects, screening tenants, maintenance, deposit dispositions, etc. 

I don't have the right answer but a few questions that might help you decide what to do.