Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

Investment Info:Single-family residence buy & hold investment.

Talk to residents, potential buyers and renters to see what their thoughts are regarding home values in the areas. 

If you qualify, you could close on the loan in days.Home 2 could be an option for a fix-and-flip as well, but you would have to have another residence because these types of loans do not allow owner occupancy.

I'm a passive investor and these properties are in a different state than I reside in so I'm not there in person often. 

Property owners' and managers' sole recourse for encouraging residents to pay is unavailable.

You can use conventional financing with low down payments and fixed interest rates because this is a primary residence.

I don't mean to throw shade at my fellow Illinois residents, but I'm quite bearish on this state for the long-term. 

Here is some info: SF STR FAQAssuming the info is up-to-date, it must be your permanent residence (you must live at the property for a minimum 275 days a year), you can rent unhosted a max of 90 nights a year, you need a business license, and you need to pay the city $925 for a STR certificate.

To me, I would just accept Zelle and update Avail if possible and look to see what the tenant is looking for in terms of repairs, how much rent you'll get from them, and if you want them as a resident.