Lots of hands on work with this one!

Then I split the remainder with my broker.If we sometimes sound harsh about not wanting to invest a ton of time with a new investor who needs a lot of hand holding, now you know why - and now you also know why about 85% of new real estate licensees are our of the business within 5 years.

She said she attempted to sell it but was shortstopped by the title company.Although eager to sell the property, she feels as if her hands are tied.

I can't help but wonder, if you are going to have $400k on hand, wouldn't it make more sense or be safer to use it as a downpayment on say a 16 unit building?  

They are interested in the returns and not in the hands on parts of the business.

Have a little on hand cash of 10k and significant 401k money. 

So what I propose may or may not work in your situation and is based only on the information you shared in your post.You and tenant agreed to a move-out date of January 1, 2019 with an appointment for 4pm for the final walk-through and handing over of the keys.  

Run it by your favorite attorney and then study every paragraph until you know it like the back of your hand.

I have the rental agreement on hand in case they want to look at our rental terms prior to applying.  

If you can cash-flow $200-$350/month, with 20% down, that is a solid long-term investment.Also, the turnkey option is the best way to go if you would like the benefits of owning rental property without being completely hands on.