I agree about Hard Money. that is my last resort. that's i wanted to ask for alternative routes here before i go down that path.

Turbulent Financial Markets Make Real Estate Relatively More Attractive: Although lost wealth is expected to have negative impacts on higher-priced properties, the fear that financial markets could fall further could improve the prospects for real estate as investors seek safe havens for their assets.

I’d assume buyers in this area would be more attracted to a home that has been updated, but I’d like to prove or disprove that assumption- What’s your typical deal structure: cash sales or notes?

Many of them have millions to invest and are attracted to the stability of real estate.

We do attract a lot of retired people who don’t have jobs. 

It sounds like the consensus is to start searching for an alternate PM company.

Hi Chris,Not sure if this would work for you personally but house hacking could be another alternative . 

I am attracted to it because of the low risk involved with a <$40k investment. 

I also see an opportunity to make an attractive return with the right team.

You're behind the 8-ball now that you have a property and don't know what to do with it.An alternative is to find a local wholesaler and enter into a partnership agreement for this deal.