So simply take the same approach to everyone.

Based on your description, it appears that you've purchased this property using the traditional approach which makes it impossible to BRRRR it at this point.  

If you haven't already, I'd suggest you meet with several property management teams, ask to see budgets for their previous projects and walk some properties with them to get a feel for how they'd approach a project with you.

If I can take that approach I can move forward with my first property much faster.

For residential properties (SFH, MF 4 or less), the market approach is the accepted method.

These are just my thoughts and a different approach.

So many people are pushing the "take action" approach without actually understanding what they're doing. 

Just one anecdote, but I think it's a good way to approach the issue unless you plan to expand in Tucker.

Although this could turn out to be a big hassle, if it were brought legal it could be a good long-term cash-flowing property. 

However your plan (401k, Ira, Hsa, etc) can also be brought into a law suit with an asset such as house that has some liability but insurance should limit a lot of exposure.