I do not think this topic has been discussed here on BP so let me throw it out there - lets talk about finding the buried bodies. 

You will find tenants MANY times are not the most communicative or helpful sort.

Hopefully, the five unusable pads have some sort of repair number that you can give them to make them usable so you have something concrete to give them. 

It became everything from a drug den to sex trafficking to an illegal auto body shop.

I'd think there exists an option for a loan of SOME sort that only cares about the value of the asset, and that the loan stays current.

Real estate investments can be great so hopefully you can apply what you've learned here so that if you decide to try it again you'll get a better outcome.I think what may have went wrong here is you invested in real estate at the wrong time, and with the wrong operator (syndicator), and perhaps didn't have the expertise to sort either of those two factors out.  

I think the guy is just sort of an attention wh*re like so many 'experts' on youtube. 

Your state may differ somewhat, but there is almost certainly a similar law of some sort.

Bluegrass Savings and Loan, Volunteer State Credit Union...that sort of thing.Here there is Olympia Federal.

And in the LS background there are all sorts of validations on what you are trying to do, so it just gets frustrating.