When the transaction closes the lender will payoff your balance on the HML and any excess proceeds, i.e. the $14K in my example above, are generally wired into your bank account as part of the closing process.If you ever want to model out specific or hypothetical scenarios to dive into this further, feel free to PM me and we'll set some time to talk.

@Chipo Asare - Without knowing more about your tenants, I would just add that I’d be cautious about raising rents due to the eviction moratorium.If these tenants are dropping hints that they may have difficulty affording a rent increase, they may become disgruntled if you proceed and decide to: A.) cont. paying you the lesser amount or B.) stop paying altogether. 

Now they have a choice of selling for top dollar and paying capital gains and depreciation recapture taxes only to put the proceeds in a .8% CD or hold as a cash flowing inflation hedge and allow their kids to inherit the property on a stepped up basis.

I then proceeded to get a second appraisal two months later and this time it came back at 177k.

I also had another contractor take me to court claiming he was owed payment for work he never completed.

In the meantime, if you can't find anything, there are DST's out there that take large chunks of 1031 proceeds and invest in stabilized assets. 

For now, work, build your credit, get 2 credit cards (long-term, this helps your credit score as there are more accounts you are paying down).You could find an investor, use your money for the down payment, split profits 50/50 You could also apply for an FHA loan, have your mom co-sign with you, put up your own capital and proceed from there.

I've already spent $13k in repairs to sell and I need the proceeds for MF deal.

The eviction process in Fulton County has come to a standstill and in-person court proceedings may resume next month, we heard.

File a Small Claims Court Action and go after your rent.