Empty lot in a war zone is probably worth less than $1.

Refinancing your loan to $192,000 probably wouldn't significantly help your cash flow situation, and the $13,000 would only get you into a cheaper rental somewhere out of state (in a possible war zone unless you have additional capital to also invest).  

Is this a war zoneor a D neighborhood?

After listening (and continuing to listen) to numerous podcasts, and watching several webinars, I decided to upgrade to PRO membership. 

Also, I don't want to seem like I am piling on Joseph, but I want to make a comment on the "Top 20 law firm" thing - on numerous occasions,  I have taken a "Top 20" lawyer to school on simple securities matters.  

With our large inventory of 750+ homes, we have numerous "Package" deals. 

There are numerous reasons why this should be the only option, outside of the friends/family discount.

The actual process was pretty simple and I gave the tenant numerous opportunities to leave on her own but she refused my last attempt I even offered her $500 to leave.

ARV is about $360k There are numerous loan products out there for your situation, but all (that I've seen) require a personal guarantee and are full recourse.

It is not difficult to serve a deadbeat tenant; there are numerous tricks to get a tenant's new address (some discussed on BP) if you have done your due diligence upon on boarding and collected enough data on this person during that process.