If they have lived there at least 2 of 5 years, a portion of the gains is free of gains tax.  

If you do find someone that makes it a practice to front the licensing $, then they will likely keep a big portion of your commissions and they will have you sign an agreement tying you in for a while.

A large portion of our contracting work comes from investors who tried to save money by sourcing their own contractors, and then had it blow up in their face like this.

If so, which portion would get applied to the loan as down payment? 

On the Refi portion, it honestly depends on the ARV and estimated rents.

With a substantial portion of this debt held by banks and regulators pushing for decreased exposure to CRE, liquidity becomes a pressing issue.

Have you considered investing in the burgeoning real estate market of the southern portion of Sullivan County?

If the tenant has failed to comply with the 30 day notice obligation and you have been unable to rent out the property within that time, then you may consider deducting a pro-rata portion of the rent or other losses from their deposit.

Later, she informed me that she is unable to work and, as a result, can only pay some portion of the rent until the end of her lease.

The rental income is the majority portion of my income which is where my problem is , my other work mostly consists of working for my grandfather in the Ag department.