(Biggerpockets has an agent finder also) You can also do a forum search for the area and see who has the most activity, they can help or set you up with someone who helps.I would hold off on paying for a program until you are further along because most of them are going to center on scaling from small landlord to large, repositioning, flips, etc..

You could also offer to pay for a home appraisal and agree to pay the property's fair market value.All the best!

Not paying fees and commissions when to unlicensed salespeople where none is disclosed.

The original owner stopped paying the taxes and HOA.  

Ability to pay, do they pay, have they saved?

To make matters worse, in order to maintain access to the private FB group after 90 days, you have to pay an additional $450+ per month (yes, you read that right).

I could just sell it and do a 1031 to avoid capital gainsBut it is not so simple to just "sell it" I have a solid tenant and they are paying $3.6k/month, haven't missed a single payment and they are so sweet.

Here are some differences between the two to consider: HELOC: It's a flexible, revolving line of credit, allowing you to borrow as needed and pay interest only on the amount you use. 

(I think proper due diligence would catch all the non paying tenants) as an LP I don't know how to check if that was done. 

How much will they pay in rent?