I know this is going to be anticlimactic, but to be honest I am unsure how I feel about my purchase and don't know if I would do it again. 

Would recommend you read a couple books about BRRRR, that will give you the basics and then feel free to reach out.It remains a great strategy, but you have to manage your expectaions.

Good luck, and feel free to reach out for more advice!

Another idea that we have been exploring is using the cash value of whole life insurance funds for emergencies. 

I am not sure what the means for insurance payouts, replacement value and property value are VERY different - does anyone know?

That cost is for 17-18 piers - this was consistent between the 4 contractors we got bids form and we are waiting on a response from the engineer about how many he feels are necessary.  

Since homeowners in pre-foreclosure are often under financial strain, they may be willing to sell their homes for less than their actual market value, allowing investors to increase their equity right from the start.

Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

Now that you see the value, let’s think through your options.

The tricky part, is everyone analyzes and values one metric over the others.