I don't have the capital to replace the HVAC at this time or the credit to finance it.

The human race has historically been poor at predicting future, so it's wise to prepare for multiple scenarios.Mortgage rates in 2025 may decrease slightly if inflation stabilizes and the Federal Reserve eases rates, though they are unlikely to return to pre-pandemic lows.

As long as you're prepared to be a landlord and live next to your tenant for at least a year, house hacking is a great way to get started.

Look at it more like a credit card.

They also have the Mortgage Tax Credit.

Most non-FHA loans will require at least 15% down but you'll have to have amazing credit.

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount. 

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.

Id go right into looking at local credit unions and small community banks for HELOCs (lines of credit) so you can have a lower blended rate and draw/payback as you please.For the 3F - Since this is free and clear, you would only be looking at 1st position options here in the world of financing.

They use a credit system where they give free skip tracing for 250 numbers+250 emails+250 email sends (which is nothing) then you are paying .08c for 1 number or email or address.