Here are a couple of problems you are going to run into when you try to get it REFI's:1 - You're going to be hard pressed to get a loan under $50k2 - ...this is the big one, if you will already have seller financing in place, and that seller financing has a lien on the property, you are going to be even harder pressed (I would use the word "impossible") to get that REFI loan. 

Its not easy to find deals in this marketplace but its not impossible.

There is a small window of time each day to clean and it is almost impossible to do it yourself while working a full time job.

It is impossible to know, so just put the up the best number that you can make a good profit.

This makes it very difficult to qualify for an exception as it would be challenging/impossible to rent out as a "long term rental" - which I can't quite tell what is defined as.Any thoughts on strategies or ideas on how to deal with this, aside from simply selling and getting out?

Eviction will make it difficult, if not impossible, to find another place to rent.

From what you are saying, I suspect it will be nearly impossible to reach anyone at the IRS until after April 15th.

If it's unlikely or impossible to get a HELOC, what is our next best option to borrow against rental equity?

To answer your question, would be impossible without a lot more into...a LOT more info. 

After asking for advice from some family that has done this type of work in the past and learning several different methods online i was ready to tackle the what seemed impossible tub remodel.I'm not going to bore you with all the little things that i learned that need to be done but i ended up going with the cement backerboard method.