I've seen the absolute worse case marital problems (use your imagination) get turned around.

I imagine that putting historical and comparative data into a dashboard-like tool would generate a lot of interest here.

Advertise it as "Investment Property with Renter in Place"I can't imagine that the value of the property will change much in a correction.

@Kareem Protain"I also don't want to file as a foreign llc"If you want to evict a tenant, I imagine you'll want to use that state's legal system to do it.Generally, organize the LLC where the property is located. 

Now imagine if this is the same LL with the repeatedly and unaddressed code violations on his property, repeated unaddressed noise complaints from the neighbors about his property, and any other indicators for the judge to conclude that yes, this is a crappy absentee landlord whose only real concern about his business is that the rent must be on time.That's when you learn here on Bigger Pockets that some states are terrible, terrible, terrible states for landlording, "Just look how unfairly I was treated in court during this eviction!"

Your renter is paying rent on that refi so I would imagine your monthly revenue is minimal, few hundred bucks.

I can't imagine  what that landlord had to deal with.

And with no experience, I imagine wholesaling might be a bit out of reach for the time being.

For 12 units, I can't imagine it being more than a couple hundred dollars, and worth every penny.

I would imagine you would know the answer better than me.