I have access to about 20k in reserves for any unexpected issues. i was thinking of using private money to fund the rehab and refinance the property.

Save up a personal emergency fund (6 months total expenses).2.

They should have significant funds of their own in case something happens.

Alternatively, rent may be paid to Landlord with certified funds delivered to XXXXXX.

Unfortunately since the property wasn't seasoned, I had a hard time getting conventional funding on it, and instead went with a private company to refinance the property. 

One of them recently sold 100+ parks to a large PE firm who will likely take that (fund) group of parks public.

I began to go out and look at tax deed sales and came up with a pretty nice way to acquire some of those properties, however, the same issue of no funds prevented me from actually acquiring those properties.

Luckily, we had presented this project to another lender earlier and they were willing to fund the land last minute. 

I've pretty much stopped looking in PBC, in fact I'm actually under contract to sell one of my PBC properties and plan to look out of state with those funds.

If I evict him, I'll have to go in now with about 60-70% of whats really needed (as no one else would EVER rent the place in it's current condition) but I suppose I could get it "rent ready" with the funds I have now in a couple months.