I've reached out to the gentleman that owns the large PM group in the area to see if he knows of any smaller PM that I can connect with and I also messaged my credit union to find out what my best options would be.

Ask for a discount for prepaying for an in house credit?

I am the VP of OmniKey Realty LLC and we specialize in working with investors to grow their real estate portfolio.

Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

If you’re looking at retrofitting to separate heating for each unit (like furnaces or mini-splits), you might be looking at a higher upfront cost, but it can shift utility expenses to tenants and improve your NOI.I’d factor in boiler age and efficiency when analyzing deals and if it’s near the end of its life, negotiate a price reduction or a credit.

On top of that there was an $8,000 tax credit, as an incentive since people weren’t buying.  

We focus and specialize in "on market" MLS deals. 

@Vinny Muli - it is VERY hard but not impossible to get an equity line of credit on a non owner occupied property. 

Given your financial constraints and the property's ineligibility for historic tax credits, this approach allows for reinvestment into assets more aligned with retirement account rules.For future real estate investments, you don't need an LLC for tax reasons.

In the meantime, focus on building your credit, saving for a down payment, and soaking up as much knowledge as you can.