@Russell Brazil  on our latest subdivision that's exactly how it works my wife or one of her fellow agents holds them open sat sunday.. buyers agents instruct their clients to go look.. if they like it they follow up.. but to be honest my wife usually has to hand hold quite a few of the newer agents.. and helps put them together we are always pleased when we get to work with an experienced agent.. but hey we own the houses so what ever it takes  LOL..

They present their proposal - rather poorly, in my estimation - which is actually a kind of "franchise" since the offer is the use of their name and products in the course of your REI business within their specified guidelines.I know of only one such offering which *IS* true education, in so far as that's possible without the instructors actually holding DoE teaching credentials.

The Schedule E is easy, the depreciation is too, but not at first.irs.gov has all the forms, publications and instructions.

. , just let the tenant know that the situation is out of your control and they should keep a log of time/date of occurrence and further instruct the complaining tenant to contact the local constabulary precinct, notifying  the police when the freak flag is flying so they may come out and tell the overbaked neighbor to turn it down.As Dorothy once kinda said:  "Ya know Toto, like um, I don't think we in Kansas any more."

I know agents who couldn't empty their boot of sand if the instructions were written on the heel. 

@Dennis M.Shout out to you for your replies, both humorous and instructive.

I would ask my instructor about icing conditions.. and he would say..

You could set up the property ownership structure so your identity is hidden and then you could present yourself as the 'middle-(wo)man' who merely follows the instructions of the corporation who owns the properties. 

@Michael E. most of the advice given are good advice to cut your loses to play another day. rehab and selling it at market you will also have to pay closing cost vs off market you wont. having said that i understand what you are trying to do. its not that this is an investment(its a bad choice money wise) but more so an opportunity to learn and be hands on. there are other ways to learn(cheaper) but to some you just have to be hands on and get into it. my dad is an automotive instructor and some of his students are book smart and can ace test but actually doing the work they fail and some are the opposite. if you dont plan on becoming a gc, then getting your license will only help in learning the building codes, not really how to do the work. though its good to learn the building codes so you dont get sued or insurance doesnt pay out because of illegal work. 

And at least in our market there a limited rep agents that will put properties on MLS for a flat fee 500.00 to 1k. with instructions to call the owner for all showings and to write the contracts etc.