Best Financing Method for Triplex Fixer-Upper

[Troy DeLong]

Property: Triplex
Layout: Main level = (1 unit) 2 bed / 1.5 bath 
           Upper level = (2 units) 1 bed / 1 bath 
Condition: Both upper units are messy (tenants) and rented under market value. The bigger, main level unit is not livable at the moment (Flooring all ripped up. Needs all bathroom fixtures and appliances.) Property appraised for $146k last year (2020) in the As-Is condition of the lower unit not being livable.
Status: Off-market property found through direct mail.
Seller Motivation: He doesn't "have to sell" but would consider it for the right price. Says he isn't losing any money but also isn't making any. The owner is getting older and is tired of being a land lord. He's not looking forward to having to fix up the lower unit. He won't sell for anything lower than the $146k appraised value. Or, that's what he says... 
Current Financing: Owner still has a loan on it. 

My question... What are some creative ways I could acquire this property, fix up the lower unit, get rid of the messy tenants, fix up their units, and rent this place out at market rents. Repairs are gonna be around $40k and ARV would be around $200k.