Although I live in IL, I will not actively look for properties to buy here for the above reasons.

If you are ready to jump and can only afford a C/D area, then your best bet is to find a solid property manager that works the neighborhood and can take the burden off you.

@Michael Coiffman  Personally if you think your credit will be in the mid 600's in only 6 months I would wait on buying and see if you have more financing options.If you're looking to buy right now then an owner finance deal would probably be your best bet. 

Take care of active consumer debt smallest to largest.

Best bet: Avoid this situation completely.

I bet replace it. 

Now I do both more passive (syndications) and more active investments with large rehabs - flips and BRRRRs. 

I need to start attending REI club meetings, otherwise I won't make contacts for any sort of partnering.The LOC or HML look like my best bet, thanks for pointing out the LOC.

If the work is done as a deleading activity and not as regular renovation, an inspector is required to call this out on their report which can be flagged as "unauthorized deleading." 

I am also an active agent working full time.