They lack the skills to offer a price that is even in the ball park and are ill prepared for the reality check of where the market 'actually' is.  

Ill take that I am thinking too deep about this.

I'm sure ill have a few questions here in the near future. 

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

Please message me and Ill share their contact info.

Hard money to collateralize the equity... ill look into that as an option

Bouncing payments or only being an illness or accident away from notbeing able to pay the rent, are issues considered by our underwriting.Letter Of ExplanationAny time there are credit issues or we discover an inconsistency, we require a written letter ofexplanation (LOX).

Thx for the replay, I ll be waiting for it. 

I've had people at work get very angry before, Ill pack my stuff leave and discuss at a later time with them over phone and come back when they cool down. 

Feel free to contact me and Ill share our vetted contact list.