How do I solve this.

That is how you do a 1031 exchange.

For the experts out there, how do you think this would impact the terms?

I have a tenant who I believe to be on some type of heavy drug like herion, or meth ...I recently inspected the property it was full of garbage everywhere some hording, it's just trashed. 

you might even be able to MTR some of it while you're not there since it would be furnished for you. 

If you are able, and I say IF you can find off market properties and you present your self to the seller as a wholesaler, that may be diffrent, but then you run into marketing real estate with out a license which if I understand correctly it's a criminal offense in nys.

P.S. - In no way do I mean this to be insensitive, given everything that happened over the last month and the suffering that people are experiencing right now. 

What would you do - would you reach out directly to the seller?

Just don't do it.

I have only been looking at residential, single family, but today I found two commercial spaces (office) that would be a great fit for my growing day job business as a lactation consultant (currently operate just by doing home visits, but want a dedicated office space to see clients one day).