If you were in my shoes with $50,000 to invest today, and focusing on Charlotte, NC, or Louisville, KY, how would you proceed?

I'm looking for advice from the folks that find these kinds of deals all the time, and how best to proceed.  

If the goal is psychological because you have too much debt to sleep well at night then sell some properties and use the proceeds to pay off the debt on your remaining properties; or better still obtain the services of either a psychologist who can get you over your uneasiness or seek out a financial advisor who can convince you of the difference  between consumer debt “ bad” and investment/business debt “good”. 

You can take one property and liquidate it and use the proceeds to pay off the balance on the other one and then some.

I will make certain to tell them our story and to warn folks to proceed with extreme caution whenever an "investment" opportunity comes their way from Scott and I will cite this very experience to drive the point. 

This is how I evaluate and proceed through a deal.

He doesnt want to be a landlord, wants to get best price and put the proceeds in other investments.

Could there be a random lender that might find a way to get you 100% LTV at purchase, maybe, but I would assume those lenders are a) almost impossible to find, if they exist at all and b) the loan would be so expensive, that even the DSCR calculation would limit your proceeds to a point that you would still need equity in the deal.What would likely be a better route to look into is: an equity partner for your down payments.  

You might be better off purchasing multiple properties with the proceeds and give your self a greater potential for multiple streams of cash. later down the road you can do another 1031.  

I will be exchanging out and purchasing something around 250K with the proceeds which will in turn bring higher rent and a better quality of tenant Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?