@Gregory Schwartz This doesn't answer your question of what's best for your situation.

Best bet is likely (not absolute - everyone's situation is different) is to look at a national lender or broker that has options in lots of states - its a great development versus 20 odd years ago, with technology, internet, places like this - can have access to many more options than before (local broker or lender thats it)

Quote from @Jack Krusinski: When my rental properties are in a situation like this, I make an effort to create a structured and aggressive payment plan to help tenants catch up.

1 very common thing in Memphis is that almost ALL property is listed too high for numbers to make sense.. and if its listed at numbers that work, then it creates a multiple offer situation and investors end up paying more than they need to.

I'm learning that this may not have been the best move for me and my situation.

Depending on your current living situation, you could do both. 

Here is one thing you can do if you honestly do question that situation. 

So that rules out areas like City Heights / Skyline / etc.4) Parking - make sure you scope out the parking situation before you buy.

Can I just birddog the situation, step out the way, bring the buy and asking for a referral?

You might approach your previous lender and explain the situation honestly but tactfully.