Good deals often have distressed situations to deal with.

Sounds like a bad situation.

If managing it yourself feels unsustainable in the long run, hiring a good property manager could give you more peace of mind.Since a 1031 exchange or like-kind replacement doesn’t seem to be a good fit for your current situation, you could consider a HELOC if you need to tap into the equity for other investments without selling the property, although rates are high so this would eat up your cash flow.

Small talk, showing empathy, and expressing genuine interest in their situation can go a long way in establishing trust and goodwill.Be Willing to Walk AwayOne of the most powerful negotiating tools is the ability to walk away.

When you invest, it is a good idea to have a 5-10 year hold horizon that you are planning for, not just looking at the immediate situation in an area. 

In this type of situation, they want low interest rate with low down payment also.

That’s okay—what’s important is understanding the "why" behind your investment decisions.While your accountant’s suggestion is a great starting point, make sure investing aligns with your own goals and situation—not just because someone else is enthusiastic about a particular strategy.

S8 tenants often have less of a support system as family members might be in the same situation.

.: Before the fur starts flying, can I at least make one simple statement about this situation?

It feels like a bit of a catch-22 situation where the skills are needed before getting the job.