My situation is slightly different from the average.Lets put you all in my shoes for a moment and see what solutions you come up with because im at a roadblock.

I have a unique situation I'm trying to find solutions for.

I'm about to jump into researching alternative options but thought I'd check the forums first to see if anyone else has run into this and found a more budget friendly solution. 

There is not a simple solution.

None of that matters until you find a legit deal.Start now talking to sellers and learning how to solve their specific problems with real-estate-based solutions that can actually make you money.

Sure HML are a proven solution as numerous BP members here can attest but it needs to be part of a plan with a workable exit strategy.

Once you get to the seller's house, you'll want to have The Conversation, wherein you listen carefully for their pain and then try to come up with solutions that they find appealing and you find profitable.Don't worry about repairs or a GC yet.

To me, getting out of it cleanly might be your best solution.

If they have a solution that solves for it in a pragmatic way then it sounds like a communication expectation.

Solutions?