With rates expected to be cut next month I would suggest a 3-6month CD to lock in the higher rate as long as you know you don’t need the money early.  

EV and Green energy! Who would have thought? 

I have absolutely no idea how to navigate this situation.

There is a common misconception about deleading cost and how it can be done.It varies from situation to situation, it could be as simply as covering hazardous element with some plywood or metal, or it could be some replacement doors/windows and making paint intact.

How old is the HVAC system?

How long ago did you acquire the property?

I prefer a PM that charges a flat fee, but many seem to charge a percentage of the rent.In addition to how much, I'd ask the PM how long it takes them to find a tenant and when they start advertising. 

Remaining anonymous doesn't help much because an attorney will know how to track you down.

Property is still on the market and I am sure if I can find the funds they would consider me again.The property is going to be a challenge but since I don't have experience in investing I don't know if a hard money loan would work.Any ideas in funding? 

Trust me, I know how to self-study, I have plenty of motivation and drive and I'm not the dullest tool in the shed.