I know that all sounds harsh, but if you aren't up for the challenge of being hard, than you need to hire that out.  

However, most situations aren't that black and white. 

Im facing a similar situation,  except my numbers aren't so terrible.I spend 1100/mo for a 1/1.5 aptI can get a 2/2 condo for 110kPITI (590) + HOA (319) = 909/month before expendituresCurrent rent $1225This is cutting it too close, rent would ideally be 1800/month for this to work.

Not sure why my tags aren't working...maybe it's because I'm using a tablet. 

Non-licensed folks aren't required to use the state approved Offer to Purchase. 

Aren't you paying to perform the background check on them?

Race horse owners generally aren't involved in the other disciplines.  

REOs aren't good deals either considering the banks price them damn near the same price as regular owner occupied homes.

As you know since you're kind of local to me, there aren't a ton of options up here. 

I have been in the corporate recruiting world for a year now and see that corporate recruiting is a gig for those who want a 9-5 and aren't interested in being independently wealthy.