if you didn't file then you can still do so.Lenders want at list 2 years financials and credit score. you could possibly House Hack a small multi family 2-4 units on very good first home buyers terms, which are often with very low down payment. 

At the same time, IL/Cook is not doing good financially, so I'm sure it'll just go up.Declining population is a concern also.

I just want to achieve financial independence from this business in the long term. 

I’ve seen a number of deals where a Roth buys an option on a “financial friend’s” rehab for $1,000.

If it's been longer than 7 years, you might just leave 'em.I recommend Dave Ramsey's Total Money Makeover to get your financial house in order. 

I'd still offer slightly lower, but here is my financial situation:-Currently paying $1600/mo on my personal home-I have $12k in cash, $8k in taxable investment accounts I can liquidate, I also have ~$30k in an Roth IRA.

There are times when we don't mind working with new remote investors, but they would be in a much different financial stratosphere than where you are today. 

As George mentioned, you will have to work with solo 401 K providers like mysolo401k, broad financial, total control financial and many others.I moved my SDIRA money last year to solo 401K and I have full control now.

I'm a single mom, still living with my own mother, and looking to strike out on my own officially and be financially independent.

You'll have honor the financial terms of their lease but you should be able to change to the "behavior" parts of your lease.