Yeah, that's not an easy sh#t-show to turn around. 

If you devise a plan now, it will take less time and be less stressful when the problem arises.

There is also one big issue with your tax projection - the taxes of $280 are based on the vacant land taxes and will likely go up to ~$2000-$3000 in a year or so when the assessor catches up with you.I realize there is a 1031 involved so a real estate purchase is necessary, but you should compare your ROI to a safe yielding instrument like a 10 year T-note or AAA corporate bond yield. 

This makes NNN leases attractive for passive investors.No Property Management: You generally don't need to worry about property management issues, reducing your workload and stress.

Quote from @Henry T.: What?

Very stressed right now. 

It will help alleviate stress and help me ease into finding the right fixer upper that is worth the time and money to invest.

In my home town there are only a few family's that own most of the real estate and most of these individuals are getting up there in the years and are looking to unload some stress.

It's stressfully especially when you are redoing the kitchen (and bath if there is only one), but more forgiving (because the cost of schedule slip isn't nearly as high). 

Those who act that way are (imo) far from being ready to handle the stress, anxiety, and occasional disappointment of the career real estate investor.