Start looking for your replacement options early3. 

DSCR Mixed Use might be an option depending on a few factors but you really should focus on getting that credit up - any chance you can do some repair and get that improved even just 20-30 points in a month or two?

We have sent you a few emails with property options in November of 2019 with no reply and I don’t see any other communication other than that between myself or anyone else on my team.

I agree LTR is the safest and easiest option right now. 

Build-to-rent communities, purpose-built neighborhoods consisting entirely of rental units, are stepping in to fill this void, providing a viable alternative to traditional homeownership.Unlike traditional single-family homes or apartment complexes, BTR communities offer a range of housing options, from detached houses to townhomes and duplexes, tailored specifically for renters.

Its a great lower priced option to get into the game 

Updated some of the furniture and kitchen items.

With this option , I always have cash available.  

1031 exchange is a great option for upgrading - units, cashflow, class, location.

If you go the partner route just ensure there are clear expectations and you all agree on the exit plan options.