You might try a powder called Ex-Stink.

I would see if there is a possibility to convert the powder room to a full bath.  

Institutional investors have much more dry powder and efficiency of scale.  

"Visible" is the key word, in the colony in the unit(them) or in the crawl space(you).BTW: If the area is dry you can try using Diatomaceous earth, white powder, NOT toxic.

So the question that lead to this post is "how can I scale to large multifamily and have a good amount of ownership with relatively little personal powder to put in the deal?" 

In that case, I can see the coming uncertainty in the economy in the next few years causing a move of powder, institutional/HNW/family money, from REITs to more "private" equity RE investments.

Its a fine white powder.

I am certainly ready for the market to drop... kept my powder dry so far....Finally .... but I won't jump in anytime soon... once correction starts, it is going to drop for 2-3 years ...

It's when you take $10,000 in cash that has white powder on it that you get a friendly visit from the feds.

I am loading my savings with "dry powder" so I with have the capital to take advantage of future opportunities when they present them selves.