Best bet would be to turn it over to a collections agency and take the few dollars (if that) they collect.Sucks, but it is reality.  

That’s the best bet.

I'd much rather keep a good relationship with a good tenant and try to make any repairs/adjustments to ensure this type of thing doesn't happen again. 

And once you do buy, go back and compare to your estimates to actuals and adjust as needed.

Also, don't over open on unnecessary adjustments.

Based one the description you have provided on your current financial standing, a HELOC may be your best bet if you cannot find a partner.

It depends on where you are geographically and what your bet is.

Many of the cities on your list are in the Southeast, which is perfect if you want to bet on appreciation but not that great if you want a steady cash flow, if your goal is to generate some passive income target the midwest, and stick to solid suburban B areas, don't make the same mistake as many other OOS investors did chasing high double-digit returns in C-D areas, these returns only exist on paper. 

I bet you could find something nice to househack and then pay yourself rent for a change. 

Hang tough....I've been through similar to you and I bet a lot on here have as well.....