You could put in very minimal cash and spend your capital on repairs to do a house hack flip. 

He is in a lot of trouble, and the fact that you don't see this as wrong, immoral and probably illegal is a clear indication that you are not impartial.

This complicates the valuation regardless if via comps as you indicated or via noi and cap rates.  

Take out a HELOC or HELOAN & use the minimal amount you need for a down payment on your new primary residence.

That means don't put bills in your personal name or have anything that would indicate on your credit that you used that address as your primary home. 

We typically ask the purchaser of the report to enter all 0's for the SSN which indicates to our screening team that a SSN is not available.

The LL is in the wrong, but you have been minimally harmed (some lost time and effort, maybe application fees).   

As indicated I am not for rent control or the Covid eviction moratorium as applied in San Diego.  

If the borrower defaults then we own a property minimally valued at $1,700,000 while owing about $635,000, or equity of $1,100,000!

@Karolina Powell - When touring multifamily properties I would suggest you be conscious of the following: - As Alecia indicated... make sure you understand how utilities are set up (individually metered, etc..)- View the general condition of each unit.