Rents aren't always amazing, prices, interest rates, etc. 

You're actually taking action which is amazing and rare.

You guys are truly amazing and I will be praying for each one of you.With that being said...I ended up getting few more estimates and decided to move on with insulating the attic as I think it will provide the most value to the property with the least amount of financial stretch.

Terminate and move out by the lease end date.You will be amazed how many tenants will pay the 25% increase for the flexibility.

It's been amazing so far.

He took depreciation on the prop, claimed the kids I’ve had primary custody of, and likely pocketed the returns.I am in the process of trying to engage a communicative/experienced accountant to assist in cleaning this mess up asap and fortunately our amazing bookkeeper of approx 8 years is very knowledgeable and responsive.

Before you say 'you should have the money to get into a contract' I normally wouldn't be in this situation but I've just closed on a property that was all cash 2 weeks ago and a friend calls me on a property that's truly an amazing deal that I want to get into contract (has stable tenants renewing contracts above market, I can get for under market).

We've bought 150+ units that we've renovated and managed, and we also manage for others.Cash flow for anything you're looking for is not going to be that amazing most likely.

There are many advantages*  A customizable fund provides amazing flexibility to raise equity or debt or even a combination of both. 

We've been able to pay our mortgage that way and it's been amazing!