I would get a slab/foundation company out there to take a look at the property and see what the quote is to repair it.

I'm a managing partner at a company that can assist with this.

If you don’t have access to title company services, go to Norwalk recorder’s office and “chain” out the ownership and open mortgages.

Points for the loan 1-2 points, so now you are in $3,413 roughly. 

I'm guessing an investor who could afford an $800K house wouldn't have trouble getting a loan, but maybe they would like being able to make a small or 0 downpayment. 

However, the ex wife name remains on the loan itself.

A better option if you can swing it is to purchase with your own funds, gain access, then refi into a loan.

Your best option is a Conventional or an FHA loan. 

Registration fees $800+ SOI $50 fees California and legal stuff-keeping it simple-easier to refinance a SFR if decide to just BRR and cash out refi in my personal name versus trying to get loan in LLC name. 

I'm biased toward investing in syndications since my company Endurus Capital is a syndicator.