So finding another ay to pay down debt and get reserves might be needed: side hustle, overtime.But, trying to buy and hold if you can't service current debt and don't have reserves can set yourself up for a very long uphill battle.

If not you may be fighting an uphill battle.

Fun fact: Battle Ground is named after a battle that didn’t happen.

Like You're in for a serious uphill battle either way, I'd say. 

Finding motivated sellers is half the battle.

We would like to stay in the N.E. market, but it has been a battle acquiring a second one.

The higher dollar market still delivers these returns, but you'll fight a tough battle scouring for deals under that price point.

If they don't, you really have a battle ahead.

There are some deserving people who have turned their life around and need a break, as they are facing an uphill battle with their past.  

I suggest small operators as here on BP not be the testing field for questionable tactics unless you can afford the battle and the consequences.