@Derrick WortmanLots of advisors offer what you are looking for finding a fee based or fee only planner could be great for you. 

There will be a rise of flat fee brokerages (offering limited services) and creative compensation arrangements, such as RE consultants for time or a specific transaction.

What can you offer in return?

I attended the live webinar (which is very good) the County offers, but I wanted a real-world perspective.

I usually just look up the real owner in public records, skip-trace their contact info, let them know someone is trying to use their land for a scam and offer to put a sign up at the property that says "NOT FOR SALE" (ironic for a real estate agent right?).

I was going to offer to have the testing done but tell the tenant that if the results show no harmful mold, the cost would come out of her security deposit.

Bank Statement program will be best to acquire the property and just refinance to better terms when your financial scenario changes .

I have thought of offering them cash for keys, just unsure how that process would work.

I planned to assign this property initially for $115,000, but had a major reality check after talking with a lot of local buyers and was lucky to find one who paid higher than my offer price.

Networking through local real estate investment groups or online forums can help you connect with experienced folks who can offer guidance, but also do your own research on the way.