Active investors will not invest time in teaching / mentoring / coaching you for free...you must bring something to the table because active investors have little time available and they simply can't give it away without gaining something in return.

There are tenants currently residing and renting the property for $1200/mo, including all utilites save water/sewer, but this rent could certainly be increased some, which it hasn't in the several years he's been renting it out.

You will not be effective trying to pitch a sale at the front door so I'd do whatever it take to get invited inside and try to sit at kitchen table.

The ac line broke under the house and I had a stopped up ac coil, this caused water damage and then bad floors.

. :)   Foreign national, currently he does not even have itin, so if he has income, he pays top 34-36% if I recall correctly.Plans, specs, free and clear title, and approved permits shouldn't be an issue, that's what I suggested to him to bring to the table, me and him deal with those regularly, I deal with it weekly.

As landlords, do we risk listing too low and leaving money on the table, and creating a feeding frenzy around our unit? 

What a great day it was to come to the Closing Table and pick up a check.Larry Foster

I would like some thoughts around successful transition plans some of you have tried to increase rent, move some tenants out and transition utilities back to all tenants (water is currently paid by the owner). 

I'd love the family to bring cash to the table, but I doubt that will happen.

Bringing something to the table will massively improve your chances at the eventual mentor relationship you seek.