Would rather hold to collect rent with depreciation write offs and build wealth than sell to pay capital gains 

Our last vacancy actually took weeks longer to rent out than expected, but it was late summer/fall and it was advertised significantly higher than previous long-term tenant had been paying.   

The lease of this non paying tenant will expire before that in June.

I looked at Lightstream as well, and am wondering if it'll work as cash to pay for the land if I get an amount to cover it? 

Do what you need to do to buy a property that pays for itself (including reserves, maintenance, etc.), and then hold onto it.

Every owner wants low HOA Dues and then something expensive comes along and they all cry that it's not fair they need to pay an assessment.

I am paying mortgage for all the rentals from business accounts.

There are closing cost so either you will need to pay all those or have some downpayment to cover them otherwise the seller is paying to offload it. 

For instance, if you buy a cheap hot tub it will probably pay for itself if you get one or two bookings that you wouldn't have gotten otherwise and it will lead guests to choose your place even if they are not really going to use it

If that happened to me, I would chalk it up to "my bad" that I didn't pay closer attention to my spam inbox, as he did in fact give and prove he gave proper notice.