I've gotta say though, without ownership, tenants and their apathy would have burned me out long ago.  

I have been burned in the past by insurance companies (as Steve B eludes to) and the LLC upfront costs were minimal going through LegalZoom and then having my attorney review the paperwork to make sure it was good to go.  

I would wholesale, In hopes of finding a money partner to split future deals with, using my time and energy and his money.

I think the talk about circumventing permits and zoning is either venting about the frustration of the situation or that you're running out of ideas and energy. 

Again, burn some calories and farm, building wealth and health.

Then you do not have to try to justify price and risk missing the mark and burning a bridge.

It is too easy when you are on your own to spend a lot of time on items of minor consequence, eating in to the precious resource of time and taking away from time and energy that should be spent on items closer to the top of the priority list that will help you meet your goals.

Simple, transparent, professional and you don't burn any bridges with local realtors while preserving the relationship.

And what would you rather have--a hurt friend or a burned bridge with tens or hundreds of thousands of dollars lost?

"The real difference between people is energy.