@Kim McGrathI would reach out to some ira investors who like to offer land notes and see if they will finance it for you.

With those stats, you'll pull half the accountants in the forum out of the woodwork, most of us would be more than happy to work with someone in your financial position as it means we can provide a fair amount of value.Whoever you work with, I would recommend you consider finding a firm with substantial experience to offer in both real estate, and estate/gift planning given your goals.. 

after about $550,000 in remodel costs we reopened the wash under a new name with new logos and branding. we introduced targeted online marketing ads, negotiated wholesale pricing deals with local car dealerships to offer a year of free carwashes with the purchase of a new vehicle. created a monthly newsletter and sourced emails from local businesses. all in all I would say we double or tripled the bottom line numbers of the business in six months and boosted google reviews thru the roof!

**Limited Lender Options**: As you mentioned, finding lenders willing to offer blanket mortgages can be challenging, especially in specific regions like Texas.Considerations for Your Situation:Given your portfolio of 5 SFRs with varying mortgage balances and property values, a blanket mortgage could potentially help streamline financing and leverage your equity for further investments.- **Risk Management**: Assess the risk of cross-collateralization and ensure you have contingency plans in place for potential property underperformance.- **Alternative Strategies**: Continuing with delayed lending (refinancing after repairs and tenant placement) has its merits, allowing you to build equity and stabilize cash flow property by property.Please feel free to DM me.

And perhaps in that case, I am thinking to offer them cash for keys to vacate the property (After the property is vacated and condition of the property is verified) rather than hoping that this will get any better. 

Need more specifics to offer any decent assistance

Requesting Buyer to assist on Closing CostsWe requested the seller to offer cash towards our closing costs.

I'm focusing on lead acquisition to offer creative financing solution. open to approach methods and learning rehab cots

Forget about the people that have to agreed to move in with you, there is no shortage of renters, as long as you have a decent property to offer.

Happy to offer resources or free advice.