@Zack FrancisI prefer buying cash flowing real estate on long term fixed debt and not having to bank on the rise in rent/appreciation to make the deal work.

(Not interested in Fanny/Freddy as I don’t currently have a KP/would not meet Net worth or Liquidity requirements, I have no track record, would prefer to have improvement funds included, and plan to stay under 1MM for first property.) 

I'd prefer to invest outside those options.

I would prefer nicer 1 BRs myself.....

I prefer existing assets because there is in-place cash flow and when markets turn, developers tend to be the ones left out in the cold.

I know the owner (not friendly), so my preference would be to await the tax auction.I've reached out to the county to determine if there are issues with scraping a home with its history (hazmat?)

Does anyone have any recommendations for high-quality professionals in the following fields (preferably people who are themselves real-estate investors):1.

And it’s not because I prefer the outdoors.

Its not my preference to "do something on one property" which disturbs all three. 

You will find everyone has a strong opinion on their preference (as they should).