I know Donovan as he helped me sell a house a few years back and hadn't thought of contacting him so I'll do that.Thanks again!

Someday I’ll find a better method

Sure, I'll pM you now. 

I’ll send you a PM in a few.

I'll be happy to help if you need it. 

(3)  Rehabbing and getting into flipping (my parents were contractors and I had a painting company in Buffalo - closed it to go back to the corporate world but have the time, interest, equipment, and know-how to do most if not all of the drywall / painting work on a flip)(4)  Being an assistant or intern for a house flipper (I'll work for free - teach me and let me see the process from the inside!)

The last piece of advice I’ll leave you with is to urge you to not get into a state of paralysis before even getting started.

I nicely state, there's late fees associated with you late rent payment and I'll be sending you an invoice for this.So I send the Late Rent Invoice, basically $50 late fee on top of the $1450 rent due (making it a $1500 total). 

I don't know all the facts here so I'll refrain from actually giving advice but you will want to have something documented and look into maybe an assumption agreement, so long as it is not precluded in your original loan documentation. 

Then we can sell it, split the profits (which should be anywhere from $300-$500K depending on how bad this place really is) and I'll take my share of the money and put it down on income producing property that will cover my rent on a new place.