If it were me, I would pay her her half of the equity and do a refinance.

So we would have to get a loan, pay off the seller and transfer title and then wait the seasoning period before doing a refi unless there is a bank out there that will treat it as a refi off the bat

Have them pay a week or two before they arrive when they are past your cancellation period.

I purchased my first SFH (3 bed, 2 bath) and currently have a tenant paying $850. 

All rents you get from this property has to go back into the SDIRA but if you get a 20 year mortgage (that the rent can cover) and can pay the rental off by age 65 you will have turned that $90K into several hundred thousand’s of paid off real estate.

There is usually extra charges on closing to pay for that service… but it is minimal.All the best!

Here's what I'd do: Create a Word Document or Google Document Titled "DRAFT: Life Vision" do not use a template, do not pay some guru for this.

If they don't pay willingly, what are my options? 

Probably approaching $100k in total.My options seem to be sell and pay an additional ~70k out of pocket to the lender (underwater amount) or make the repairs and hope the problem is corrected once and for all.

But if this is a one-off, it's probably better to pay a local co-host who already has the local connections.Talk to @J.