I am very tight with my Banker of 24 years.. and when we do social things together we get to chatting.. they wont even look at someone with no experience .. unless they are a VERY high paid W 2 or business owner that is going to drop a million or so in their bank and they do it for the on going relationship.. and its gotten no eaiser.now to be fair out in the mid west and deep south tons of smaller banks that are more apt to lend on small balance rentals. our west coast banks would not even look at them .. they will only do MF and larger.. they have no interest in loans on SFR rentals.. one because frankly we don't have many .. price of SFR's make renting them out not all the great.. and they let that business go to the national Federally backed loans.. small community banks don't lend  those types of money.. its their money. 

It sounds like your single family is very tight as you focused on getting into the place and having your expenses almost paid. 

Home Rental Services was actually a property manager for me when I was a tenant and they were for the most part very professional with a lease that was very tight and protective of their landlords.

We are past all objection deadlines on this property.

On tight deals like this that matters greatly.  

In our local market (Boise area) construction labor is tight and the building market is strong.  

Here's the specifics on the property and financials:- 7,000+ square ft, 5 bed, 4/2 bath on 3 acres with a pool- Purchased for $970k, ~$750k rehab budget (actual spend went over) and ARV of $2.56M- Listed for $2.4m, with a neighbor listed at $3M and 5+ comps between $2.3M-$2.7M- Current list is $1.9m.The last 2 years, we've seen homes comparable to ours moving within 10 days on the market, yet all comps are sitting tight at their original list prices with nothing going under contract. 

If your market is tight, it can be hard for them to find another rental in 30 days so I would recommend giving them 45 - 60 days.

Job market is tight, paid fairly and consider if you would do the job prior to knocking down the price. 

There are going be times you get smoked and you want to just cry but it just taught you a lesson of what not to do next time.....As @Bob Floss II and @Jeff Burdick mentioned I'll look to sell the property ASAP.Dont listen to these other people such wholesalers(who normally give incorrect ARVs) and have a really experienced realtor provide for you solid tight sold comps.