Trying to refi out of a bridge loan on a SFR with tenant

[Daniel Hartz]

How would you refinance an investment property in Texas?

One of my investment properties in El Paso is a SFH currently renting for $1,100. After my P.M. costs I collect $940 or so/month. 

The balance on my bridge loan is $120,000. The last appraisal from September of 2023 was before it had a tenant and came in at $165,000. 

My bridge rate is 10% and results in a $1,500/month PITI payment.

The negative cash flow stings but is worth it for the equity. I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

I really don't have the $23k down payment I'd need for a DSCR, and Texas wont let me HELOC the equity out of my other rentals.

With my $1,100 monthly revenue, my 700 FICO, and my (likely) $55,000 in equity - what kind of options would I have to refi.?