@Dovid Staples sent in a private message

If I was in your situation, since you say there are repairs to be made anyway, I would say it's not a bad option to get a hard/private money loan to pay off the arrears and do the repairs, then do a cash out refi in 6-12 months to pull your money back out.

He noticed the roaches and asked the tenants about them, who said they'd started seeing them when the weather had gotten warmer. 

In March 2019 it will have been a rental for 3 years.One option:I’m debating giving the tenants notice before the 5 year ownership mark and moving back into it before selling it, or converting it into a vacation home 6 months before selling it so I can get the money out without capital gains taxes.

@Ilona KovacsI've been teaching & coaching for 8+ years now on all things Self Storage - buying & operating an Existing Facility, Development & Conversions, and Raising Private Money too.As there is a fine line on how much self-promoting one can do on this forum, please either PM me or google my name on the internet. 

Syndications require a private placement memorandum (PPM), which can be costly and usually only make sense on larger deals. 

Give him your local version of a 5 day notice to pay or vacate before the day ends.

I don’t think I could qualify for lending through a traditional lender so I need either private money or a hard money loan.

A duplex will usually give you a private yard and/or private parking.

Does someone have any recommendations for lines of credit, new construction loans, or private/hard money lenders.