Have a pair of tall rubber “looking at ****** fleas house” boots and carry all that in a trash bag so you don’t bring the fleas into your personal residence.

I carry ACV policies of about $40,000 on them with a $1,000 deductible. 

Local banks won't lend on those values with $50k down.Other ideas:Hussle and network to find private money at 6 to 8%Have the owner carry a note to you for five years.

Banks don't require the "mold contractors" to even carry their IICRC certifications. 

A situation like this could be a great entry-point, as you might be able to come in and buy a unit or two and carry the note on it with a 2-year payback period. 

Buy 2nd home w/ 30yr fixed and carry 2 mortgages.

Or you can find a home and have the seller carry a second mortgage.  

You could go the other way as well which would be a "diversification exchange" but if you're heavily leveraged you probably won't be able to get by with just the proceeds from a sale as down payment on multiple properties unless you found one or more that an owner was willing to carry with minimal down.Either way, if you can find a way to crack the cash code the 1031 will be your ticket to transition that portfolio without incurring a tax hit.

You would be better off figuring out how to buy local (seller carry, low downpayment loan programs, partnering etc) with the money you do have and have a much much higher chance of success.If you do it, your property manager is the key to success or failure.

And they (state and local governments) are still doing nothing to close the gap on supply, while increasing construction/permitting/carrying costs.