I am In search of the south west version REI association perhaps Frankfort of Mokena or even Orland Park.

In terms of a favourable exit clause, our landlord is using the default lease agreement provided by the Washington Landlord Association.

The Association?!

Another idea is to check with some of the REI Association(s) in the area of Kentucky where the property is.

A STANDARD FHA loan, would not be available on a home that needs a new roof, ($10-$13k cost for replacement), new flooring because the floor has issues ($8k), new appliances ($3k) and a new A/c ($6k) .So the bank finances the home, sets a $30k escrow account associated, and you take care of the major components that would normally stall any other FHA buyer or be a hindrance in any other home inspections.

I've never used a hotline number, but I have used a free report (re:  Home Seller's Guide) to attract leads in the areas we farmed.The reason they do work is because people don't feel threated to call. 

Welcome @Ben Miller to the Bigger Pockets community.One local real estate investment group is the North Texas Association of Real Estate Investors (www.ntarei.com).

I cant help with the Small Claims court question unfortunately, but I do insure about 500 condo associations in the Twin Cities area and work with a few very reputable Property Management Companies if you would like some recommendations.

Another source of local information can be obtained at the monthly general meetings of the North Texas Association of Real Estate Investors (www.ntarei.com) which meets near Route 635.

Usually you can purchase one from the local association of realtors.