If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

I just don;t have the energy to pursue litigation.

@Bonnie Low  How does baselane handle credit card transactions?

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

If you have a good FICO, a decent down payment and closing costs, go ahead an do the first one. 

Should I go ahead with stocks, put in T Bonds and then invest when things stabilize or invest in some other asset (real estate, agriculture which is also looking risky at the moment, something else I haven’t thought of)?

Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

@Bonnie Low

It possible that the market will stay low for a long time.

The bigger concern I would have is low pressure due to blocked pipes, especially to the bathrooms.