That all revenue generated would have to stay in the company and couldn’t be used for personal things.I’m trying to find a way to use my God given talents and the only one I seem to have is in Real Estate hahaha.

At this point things do not seem contentious, and having a verbal dialog in person inside the rental unit might give you an idea of where you stand in getting your deposit back.What I mean is showing the pictures in person to the owner while the owner is standing in front of the place the picture was taken when you moved in well before you move out.Good Luck 

I wouldn't want to sell using sub-to personally.  

Be careful, since this is only for a Person and their primary residence, transferring to an llc may void this.  

If I change my mind and keep it, I can now use a property manager to handle it, which stops any headaches but goes back to little to no cash flow.

Might not explain a large portion of the homeownership numbers, but I have seen friends who will buy property together now and all live there for a few years until one person buys the others out or whatever the case may be. 

I still have tenants from that PM who I will need to disburse the security deposits this person stole from me to. 

When vetting a syndicator, you should ask them how they handle pass through losses, and some may provide historic averages for their prior investments.  

A huge worry I have is now that he has a huge personal mortgage how would that even factor into the DTI? 

What is my next step (what contracts etc do I need) without involving realtors so I don't have to pay extra fees to this and that person?