I would first suggest getting a real estate lawyer in that area.Is there zoning in that municipality?

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

I suggest contacting an RE attorney who can assess your options.

I don't know anyone personally in Topeka, but the banks I'd suggest you reach out to first are CrossFirst, CoreFirst, and Emprise.

@Remington Lyman thanks for the suggestion!

With now being a weekend, and going on Christmas week, what would you suggest i do?

If the numbers aren't there yet, I'd suggest focus on growing your income, look into house hacking as previously suggested, or consider partnering with other investors who can qualify for the loans.

Any suggestions?  

Thoughts and suggestions or too complex and take the hit on capital gains tax as I sell my rentals?

So, you go over budget FAST.So, your Scope of Work (SOW) MUST be very specific as Mr Perez learned when contractor didn't put in new outlets.To "perfect" your SOW, suggest you walk the property with 3 contractors and ask them what needs to be done.