If the appraisal is accurate, your best bet is selling the house and paying off your investors.

Is the information available online?

I'll bet any real estate attorney there will be friendly, they get even friendlier when you pay them.If you mean those that advise you not to do some screwy, dumb. stupid, hair-brained, unconventional, guruized, scamming or illegal activity, they aren't being unfriendly, to the contrary, they are probably being very friendly keeping you out of trouble you can't afford to get into.Call Realtors in the area and get references for a good RE attorney, see who the Board of Realtors uses or has used, ask your lender for the names of three good ones.Forget about trying to get a good attorney to advise you to do things you shouldn't be, adapt your methods and strategies to their advice!

Can anyone speak to the effectiveness/value in the online LLC creation websites out there (ie LegalZoom)?

Landlords are having alot of problems with broken pipes and other property problems right now.I'll make a bet with you, call in sick.

FHA is not great but right now the bet way to get into a home with only 3.5% down.

I bet the cash on cash return would be fantastic.

I simply picked 50% as a for sure bet of being able to sell the property to the next buyer whether its him or someone else.

The online systems I am familiar with are not very complete regarding export of data into anything useful.

Once you've gotten all the information you can online and have followed properties in the market for several months take the time to go visit.