It would be 100x better to just hire a decent PM who’s going to take $240/mo and you’re going to spend less than an hour a month on the deal.

No financial reason (no new cost incurred), no hassle reason (since your paperwork is expired, you're starting from scratch either way), and not even that most paltry of justifications (the 'hard' credit pull, which again is going to happen again either way).You've probably never spent 5 hours running, exhausting yourself, only to realize that you're on a treadmill and haven't moved a single foot. 

I have not exhausted my options, but so far the market for these mortgages doesn't seem great. 

I've found that some that say their animal is an ESA don't actually have any paperwork to prove it, so it isn't.A service animal is a whole different thing than an ESA.

New roof than an “average aged roof” splitting the real cost is probably fair for both of you.

There are several options available:1) Custodial self-directed IRA - your funds are held with custodian allowing alternative investments, you can invest into almost anything but every transactions goes through custodian with applicable fees.2) Checkbook IRA allows you to bypass the custodian and have checkbook control over your IRA.3) Truly self-directed Solo 401k is the most flexible and cost efficient, it does not require a custodian, offers checkbook control, allows you to personally borrow from your account, not subject to UBIT on leveraged real estate and offers contribution limit 10 times more than an IRA.

Fixing it depends on what it is and this is something I'd get diagnosed by more than an inspector.

For Sale By Owners require a different skill set and mindset than an Expired Listing prospect might.  

If you want to read about it just search the words "need inspiration " it should pop up some where.So anyway we just purchased this place and we exhausted a lot of funds.

@Christian Bors using the FHA Plus loan will use even less capital than an FHA loan and it covers CC.