I think your best bet is to talk with an attorney.

Sounds like your best bet is a long term renter though - just be sure to do your due dilligence on them!

On initial contact from prospective tenants we send out our application guide & form, along with a floor-plan and additional information on the property in questions ... for those contacting via an e-mail address in our on-lines advertisements, this is handled by an auto-responder.

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.