Now they want to put the properties into RE Gain Fund, LLC UpREIT (which appears to have been established in 2023). 

Most lenders are capped at 75% LTV on a cash out refinance, so something to think about while you do the math.

1. If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends? 2. Do you know of any HML are non recourse in San Antonio? Thanks!

If that's the case, you should be able to rate/term refinance at ~75% LTV with a DSCR loan, and with some interest-only basis, your payment will go to ~$850 (based on ROUGH pricing TODAY).

Explain your situation and see if there are payment plans or hardship programs available.The BiggerPockets forums have threads on tax liens and foreclosure prevention: https://www.biggerpockets.com/forums/41/topics/766025-surplus-funds-unpaid-taxes-in-foreclosure-saleAn experienced real estate attorney can advise you on your legal rights and explore potential solutions.Have you spoken with your local tax authority yet?

My capital continues to be completely tied up in the property since I'm pretty maxed on my LTV and likely can't unlock any more equity with a HELOC or something like that.The goal of this project was always meant to be a short term exit so I could continue to try and aggressively grow my real estate portfolio, but now it feels like I'm stuck at first based.

@Joshua Manier, we can do investor HELOC's and HELOANs to 75% LTV.

And maybe diversify a little, invest half in a low cost S&P500 fund like VOO and the split the rest across 2 or 3 syndications.

Especially if using the funds short term, there's not too much interest.

They lead us on with Proof of Funds letter, gave them EVERYTHING they needed.