There are several good funds such as Broadmark and Arixa that give you conservative loan-to-value, instant diversification into hundreds of loans, the ability to liquidate quarterly after a lockdown, etc.. 

Tile, cabinets and counters are in good shape but dated.

We're talking about tearing up all the pee-soaked carpet (dogs..) and bleaching/disinfecting the concrete foundation underneath, replacing a majority of the second floor sub-floor, fixing the roof, fixing the HVAC, repairing the garage (door hanging on by a thread), scrubbing and disinfecting all the cabinets (roach feces everywhere), tearing up and replacing the landscaping, fixing the roof, inspecting and repairing any water damage... the list goes on and on.

I thought of this and that's why I called CS, but when they didn't immediately say "no worries it's a mistake, we have hundreds of calls this morning on that", I concluded that can't be a bad email blast.

I mean literally hundreds on the walls when I looked inside.  

Could you buy 2 cabinets, a sink and stove and call it a house?

In Tax Free Wealth by Tom Wheelright, he talks about doing cost segregation for all of the pre-existing stuff like cabinets, appliances, floor coverings, parking lots, fences, landscaping, etc.

For example, talked to someone the other day and find out about a cabinet supplier I didn't know of that should save us quite a bit without sacrificing quality at all.

Let's start by answering the most common question, " I need several hundred thousand dollars to purchase a multifamily?"

Save half the commission when you sell by using Realmart or a similar online MLS listing service, for a flat fee of a few hundred dollars they put you on the MLS and then realtors will bring buyers to you without you having to pay a listing agent of your own.