For an auction.com purchase in Washington you have 2 options. 

Constructing two 4,000-square-foot duplexes on separate parcels in San Ysidro would cost roughly $2.96 million, with a market value of $6.31 million, offering a 113% ROI.

I don’t see where a rental would make sense, so I’m trying to look at other options to cover the monthly payments until the market goes back up.  

By focusing on cost-effective improvements, investors can significantly enhance property value.By first Identifying which renovations offer the highest ROI—typically kitchens, bathrooms, and curb appeal. 

Quote from @Micheal Smoke: Hi, my name is Mike Smoke, and I'm an aspiring real estate investor focusing on multifamily and Section 8 properties in the U.S. as the barrier to entry is much much lower in terms of price compared to Canada and Funding options. 

Hi Matt,Both Ohio (Cincinnati/Dayton) and Texas (Houston) offer great opportunities for BRRRR, but the impact of location depends on cash flow, appreciation, and competition. 

You might have other options to explore to drum up liquidity (HELOC, Margin Loan, Policy Loan, etc) that can supplement your HYSA in the DP.

Off market and the new the owner used an agent so I reached out to the agent and made an offer How did you finance this deal?

What are you offering?

I would also ask them about cash for keys since I would initially offer the tenant this.