I would maybe explore refinancing your current primary residence with an FHA and see how much liquid you can extract.

Sell that property, convert the frozen cash (equity) into liquid cash, and it coverts back to buying a property worth 5 times its face value. 

Since you are only looking to put 10% down I imagine liquidity is an important factor.

Make sure it is in an area that is potentially liquid with sales. 

you could look for opportunities with reverse mortgages in default (backwards marketing) and tax defaulted property (the last group can be difficult to sift and sort due to large quantities).In the end, you’ll do much better focusing on solving problems that others cannot or are not willing to solve (hoarding, squatters, liquidity, defective title, skips, etc.).BTW, I started with working foreclosures (1978) and then deceased owner and title-impaired property about (35) years ago and have closed several thousand deals to date.  

In such an event, the tenants will be responsible for paying a lease termination fee equal to 3 months’ rent ($7800), as liquidated damages for the Landlord's inconvenience and costs associated with finding a replacement tenant.

My first thought was ditching the unit and adding 4 mini splits with heat/cool.

I would start looking into liquidation options before you lose a bunch more equity to fees and interest from non payment.You would be very surprised to see how quickly your balances will increase once you stop paying.

You can use his/her name and address or set up a P.O box in your friends name (if they're cool with that) for your mail to go to.

A cool feature on VRBO has been the allowance of a video for each property.