I am based in NOLA and have a great property manager.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

There are two options I have offered and I want to get a check on here if I am off base with my offer or if I need to push harder.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

It's called a payoff statementif it's a big lender you will not buy the loan as it will take forever, you are better just paying it off. you then can foreclose based on the total balance owed to you which is both loans and any accrued interest. regarding fixing property or selling as is, that really depends and needs to be evaluated on a case by case basis 

But, my answers are based on my actual experience being a real estate investor for the last 12+ years.I am 41 years old and currently own 160 units.

I will likely get approval based on my zoning.

Because based on those answers, you can just get a conventional loan. 

@Brian Shurtleff, of course, is way off base - not even close.

I wouldn't pick a random market far away based solely on statistics or numbers.