HELP! First flip gone wrong! Do I dump it or rent it??

[Gabe Sirkin]

Hello BP,

Any advice would be greatly appreciated as always! 

Without getting into the nitty gritty, my first flip has gone bad. I can either:

-dump the property, break even (max loss would be $2k) get all my cash out (that I need to live), and move the **** on.

OR

-cash out/refi, get SOME of the cash I have in it out, sign a 2 year lease from a somewhat sketchy tenant (which will more than cover my mortgage), then sell it when they move out, or continue to rent it. 

Problem is I need the money. I'm having trouble finding a good cash/out refinance loan. Its either low LTV with a somewhat sketchy lender, or something more traditional but won't be able to pull the cash I need out of it.

Is getting a 2 year lease netting about $1k over my expenses/month, worth the risk of a sketchy tenant? She owns her own business, so she's having trouble showing me proof of income. said she would sign a 2 year lease. LOVES the house though. Has 4 kids. 

My thought is worse case Scenerio, she bails on me or can't afford rent, then I sell it when theyre out and im in the exact same boat im in now. Or do I just DUMP it and move on from the deal from hell?