I would say a modification of option 1, not a mutual fund but syndications. 

A loan modification fits your situation better.

I digress.On a more serious note: I'm a veteran of the US Coast Guard, a graduate of UC Irvine, a ton of internet marketing experience (SEO, user experience modification, adwords, etc), and I'm looking to provide a helping hand to an investor.

In 2014 I got a home modification which included the hud partial.

Even if you are going to hire out all the work, I believe it's vital that you educate yourself in order to minimize the risk of getting ripped off.Depending on the answers to these questions, maybe a multi-unit is not the best way for you to start.

ThanksI don't allow my tenants to make any modifications to the property such as repainting, installing new flooring, etc. 

My connections offer loan modification on underwater but cash-flowing commercial properties.They will renegotiate the terms of the loan with the current lender(s).

Have a solution that benefits the owner of the house like modification or CH 13 bankruptcy. 

I did do some modifications because I felt the plans were a little over built for our climate here but that only cost about $1000 which including the cost of the initial plans is still significantly less than a custom set. 

Now I am in a financial situation where I am ready to invest.I know from experience that networking as an entrepreneur/investor is vitally important.