Buyer go to open house directly.We have this option in Minnesota now, and it looks like in 10 other states that I am aware of (California, Texas, Florida, Virginia, mostly the big population states).

Your suggestion to list on open market likely is the best option for the OP.  

When I have some free time, I'll research other options that won't cost a fortune for the small guy.

I've been doing some light reading, and it sounds like refinancing that property and using the proceeds to reinvest elsewhere might be a better option. 

I set my rent standards a little high and realized that rent is actually not that high.. we have a morgage on it and it looks like the house is selling for more than we originally paid 4 years ago.

I’m not sure a bank would be your best option but it can’t hurt to try.

Since you missed the 2 out of 5 rule, capital gains taxes might take a chunk of your profits, so consulting a CPA would be smart to understand how much you’d actually keep.

Large deposits are nice, but very difficult to actually get access to escrow funds in the event of default.

Find the style that people are doing in the area then find equivalent options for materials at local supply houses.

I have the option to buy a 1,300-sqft 3-bed, 1.5-bath house in South End neighborhood of Stamford, CT, from a family member before it goes on the market.