We live in the bay area because this is where our jobs are and we have family in the area, but we prefer to invest in landlord friendly states.

Sure, I could look for a higher paying job, but I was wondering if anyone has any creative short-term methods to improve my ratio.

A lot of research and studies have come out around high paying jobs make large impacts. 

 - flipping is a job, stop flipping and stop making money.  

Now there is clear cut law that if wholesaler does not follow the rules they cannot tie up EM or cloud title etc etc..

My thought is to BRRRR it and refinance, and they get their cut of the equity (which I assume would be split 2:1:1).

Upon contacting Rent to Retirement, we were told by the rep that Delta "cut off" communication with Rent to Retirement and if we choose to continue with Delta Build, we will have to resolve issues with them ourselves as Rent to Retirement can no longer speak on our behalf.

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.

It may be time to cut your losses and move on from this real estate. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.