Next, IF you have access to private funding (family, friends, colleagues), THEY would likely charge less than HML Interest Rates for any balance still needed.

Do you renovate interiors as tenants leave or do you encourage vacancy by raising rents and getting the rehab done more quickly? 

With that being said, I did a quick search on MLS and came up to two properties.  

Be diligent, be precise, and work as quickly as your time allows.

Customer service (can you reach a person, how quickly?)

This may not be ideal, but it is one way.The other way would be to work with a lender who has access to Non-QM products, and whose overlays do not restrict the number of financed properties allowed.

Hopefully they get the utilities restored quickly and we are only talking about a couple days anyways.  

I have about 350K in cash and about 900K in retirement funds that I could access, I think tax and penalty free by setting up a ROBs (a method I am investigating that via the tax code apparently lets one use retirement savings by setting up a C corp and funding a company by buying stock in it with retirement funds).  

Thank you all very much for the quick replies.  

I can't stand slumlords but one quick way to get their attention is to send reduced rent.