Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

I've been thinking I would like to fix the outside landscaping/fence/Kitchen cabinetry and roof so I that I can get the max rent or just sell and buy in the midwest, 1031 exchange (not sure if I qualify).

With $20k your best bet is to house hack a duplex in one of those areas.

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

You bet!

If you want to sell it and avoid capital gains tax, you could do a 1031 exchange into a new deal.

Eventually, I might do a 1031 exchange.

nope rentals but that's just based off of Zillow...my point being that state of the investor rental market has changed and to be aware of the competitive landscape, regardless of the type of exchange.

In exchange you might get in free to trainings. 

Eventually, I'd like to utilize a 1031 exchange to trade up into larger multifamily units.Thanks in advance for your insights!