Well, your attorney is going to be the best source of options.

Hi BP family:What are the biggest pitfalls associated in purchasing and owning single family homes from a turn key provider?

Most of the time, people who get a raise/second job or more income from any source, wind up increasing their spending and up their standard of living and never actually use that money to pay debts off.

He moves in this afternoon, and I'm meeting up with him to hand over the keys. 

At present it’s a mess, but I had documented it with before and after photos.Anyways my fiancé and I went over yesterday to make sure the tenant was on track to turn in the keys today and they told me they were actually planning on leaving Monday because they couldn’t get movers!

It sounds like the key is to work with the an investor friendly lender and bank so the HELOC isn't counted as 1 of my 10.

I use Harry Mueller locksmith http://www.keymanerie.comI’ve used him to change all locks and put onto a master key.

It could get ugly real quick if you've got a realtor talking to tenants, a grumpy manager, and confused tenants being subjected to all.If you want another realtor to handle it then fire that manager now - get your keys back pay whatever you need to but get them out of the picture. 

We can wholesale, rehab, manage and also sell turn key.

While I definitely would like to see a good return, I'd also like to be fair to potential Buyer who could be a source of future referrals.