Would love a suggestion from anyone about a great lender who can look at all possibilities and make it happen.

Does anyone have any recommendations or suggestions?

Any suggestion will be greatly appreciated.

The property is in a distressed situation and would definitely need a remodel to sell for retail value (we might have to move some walls around to make the property more desirable). the property is around 60 years old with 995 sq. and around 400 sq unpermited on top of that and there is a mortgage of around 255k on it.

I would suggest you find your property management company before you even look to purchase.

It's possible that if do this AFTER closing, you end up with a few evictions on your hands, which will destroy a good deal.My suggestion is to learn how the tenants feel before closing.

Maybe it isn't much of a distinction I guess... because either way I'm paying retail for an out of state rental that someone else puts a tenant in.Which is turnkey?

Looking for any suggestions on good insurance brokers in Georgia?  

@Al Williamson -- I understand what you are implying by suggesting there would be an extra payment made each year, but that's assuming that the tenant is required to pay 25% of the rent each week.  

It started as simple forms to help me, then before I knew it...My suggestion is to follow the reverse engineering steps I laid out above, then when you get to the beginning, turn around, and "follow the breadcrumbs".I saved the most important rule for last.