A lower down payment decreases your cash flow (because you'll be paying a larger mortgage payment), but ties up less of your capital which you may be able to deploy elsewhere.

-Cap ex ( capital expenditures, on and old brick building even with new windows and a roof I’m guessing there is significant maintenance).

Wholesale is out, and so is a owner financing because of my lack of capital and cash flow in relation to what they expect for an actual sale as they want top dollar.I have reached out to a title company and a real estate attorney as well, however, because it is a weekend, responses will be delayed. 

I'm going to be doing a 1031 exchange on a property I own and I was curious if it is possible to use some of the funds to do capital improvements on the property(s).

The investments must also be funded with capital gains.

@Mike LarryAt this point it sounds like your in a holding pattern unless you want to keep finding great deals and wholesaling them to get more capital.

Is the bank a local one or a national bank?

My first foray into Real Estate came when I began working as ad admin for a national commercial real estate brokerage firm.

There are 7 protected classes at the federal level.Race, color, disability, religion, sex, familial status and national origin.Here in MA, we have 15.  

@Neri Bermas regardless of what market you choose, with $50,000 capital to invest, I strongly recommend financing a better class of property than paying cash for a low end asset.