run the numbers including holding costs and you will see why.

It's costly but that's what is expected.  

Repairing to sell might recoup some costs, but given the market and your limited funds, selling “as-is” is likely the best option to minimize further losses.

If not who have you used and what was the cost?

Costs a lot less to do all pad sites together versus individually. 2.  

During my REI investing journey I've done 7 1031’s, then followed each of these up with cost segregation studies.

Is it possible to keep my land loan out of it to keep the total cost low?

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

You may borrow an additional $35000 for hard cost improvements.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.