(I am not sure how that will go... we will see).I have to come up with Plan B, Plan C, Plan D, etc.

Work your day job and invest everything you can into your future (for me that is RE) C.

I like to always go in with multiple profitable exit strategies ... plan A and plan B (and sometimes plan D & C), all of which would be profitable or at least break even.

Theres an office building with 20 office spaces. from pictures it looks like it needs complete renovation. asking $1mil. rent in area is $15-18 sf/yr. it's off of a freeway exit in a C- neighborhood. sf is 11000 and lot is 38000sf. 

Brendon C., you could certainly get a $400k triplex, provided two of the three units were rented out and you didn't have some other serious debts.

Only think I'd say regarding Jason's idea is - good luck getting C tenants to do it.

Cash Pros: no mortgage, ability to take it all out in refinance, can leverage (finance) House 2 b/c House 1 is all cashCash cons: the cash is temporarily (or permanently) gone, not leveraging the most out of your dollar, if the property doesn't refinance where you think it should - you can't get all your cash backLoan Pro: potential to maximize your leveraging ability, tax incentives, experience in going through the loan processLoan Cons: holding costs/mortgage payment, acquire debt, interest rates rising make it tough to refinance (for the time being)-----Depending on the amount of capital you have, I might recommend the BRRRR strategy.

Just saw a episode of Judge Judy.. similar situation.. and yes,, the insulation needs to come out. you could get additional quotes,  remove brush, trash from exterior, any tree limbs that touch building, get exterminator in to bait and trap. next will be holes thru the ceiling from the rats.. any holes or vantage points on roof they are gaining access from, by A/C unit or vents that are damaged.. they are getting in some how and food source is active enough to keep them. 

@Randa C.

Scott Matthew C.