If you must be the on-the-spot final decision maker and are also the sort of person that can be talked out of $1200 per year without giving yourself time to think through your options or come here for advice then please hire a manager.No request, no matter how small it seems gets an instant response!!!

A lot of options and it depends on your goals.

One good option is being a local airbnb cohost for a property near you.

Another option I thought of was getting an Auto equity loan on my 2018 Ford Fusion.

Is an ADU (accessory dwelling unit) in option for your home?

Probably your best option will be to make some improvements, (maybe not the full $450k but enough to make it sell for as close to top dollar as possible without over-spending on improvements), and your 2nd best option is to sell it "as-is" for an appropriate price given the current condition.

He does not need my money in that he has other options. 

Most though will have a due date in the beginning of the year such that you have the option of paying it in the prior year.

To sue is the only option, that gets expensive and takes months...Spoke with our attorney this morning and sent him everything.

This order could potentially grant you access to the property for inspection, considering the insurance requirement.If the current insurance policy is unfeasible due to access issues, explore other insurance options that can provide coverage under these circumstances.Keep a detailed record of all your attempts to conduct the inspection and any communication with the tenant, the insurance company, and legal entities.