There are 2 that I use in the Ohio space, I'll DM you!

This will typically be a DSCR loan up to 75% of the new value.

I get it...I get emotional with properties and buy into the sunk cost fallacy too.

Using leverage to scale, such as borrowing against this cash for larger down payments?

One way that I was able to get into my first property was counting 70% of the rental income of the other unit on a duplex.

I wouldn't touch this. 

Quote from @Account Closed: I would say.. can you save the tub and re-glaze and redo the tile on the wall can save you $1,000 or more just on materials and labor..

Until i ran into it all, faced it, worked through it and got good at turning problems into profits. 

Hope this helps!

Some will let you rent your primary and still do a DSCR loan on the subject, however, this would come with the added scrutiny of really documenting and evidencing you have no intention of moving in to the subject.