I would call a real estate attorney and see what is the best way to remove the tenant and if you have the ability to remove them due to the fact that you cannot get any insurance. 

I also read forbearance negatively affects your ability to buy more property.  

Now were back to a mare normal world where a person has to have that skill of forecasting, analysis, ability to "read the tea leaves" for where it's all going and if todays acquisition makes sense. 

The ability to manage investments requires a desire.

You can always leverage rentals within their ability to service the debt. 

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing optionsYou’re a first time investor going for 36 units… alone?

@Collin Luckett  Just adding, if you have the ability to fund with your HELOC, it would be far cheaper than PML or Hard money. 

At this point, I want to save anyone else from experiencing the loss of money and loss of confidence in their ability to judge and trust 3rd parties.

Lenders won't value it off the income approach unless it is a 5+ unit and even then, the LTR market rents are more often used to determine value.

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment.