1031 exchange might not be necessary in this case since you got it as an inheritance and there should be a step-up in the basis so I don't think you'll be paying much tax if any.

So I've inherited a nice(to me) sum of cash(35k) and would like some guidance on the best way to finance a deal.

Unfortunately, I don't get to choose the location of my inheritance.

For direct marketing I have targeted houses in pre-foreclosure, houses that people have lived in for 15 years or more, and inherited homes.  

@Luke FedsIt's probably a conscientious owner that doesn't want to subject himself or his tenants to a bunch of no money down / grandma will pass soon and I'll inherit money to pay off if you take a zero down contract.It's simple, make sure your offer is subject to walk thru / inspection and show ability to close. 

Some areas you will inherit the code enforcement citations when you buy it.2.

This is my first tenant after the inherited one that is about to move out.

I inherited a section 8 tenant on a SFH I purchased.

The woman inherited all of this from her family.

The seller is a Harvard graduate ER doctor that lives out of state and inherited this house from his mother when she passed away in 2011.