They guarantee 200K in revenue per year.

I never made more money than that time period.

They stopped paying the lender and wanted to work something out with the lender but the time is running out (ie the management company did not do any significant improvement during the forbearance period) One of the LP just emailed me and said we need to raise 65k to enlist help from this company.

Their "guarantees" are total junk.

There are DSCR lenders will allow only a single 20 or 25% owner of an LLC to sign a Personal Guarantee (other owners are not on the loan, or liable for the loan).

But in my experience, you would be better off spending that same amount of time/hustle working a second part-time job with guaranteed income, then investing in buy-and-hold properties. 

Good contractors want to be able to guarantee their work, and if you are providing them with garbage materials they can't do that.

Personal guarantees are EXTREMELY common.

When you have a duplex and tenants on both sides stay for ten years, it almost guarantees that something isn't right.I would study your market and determine the value of your rental, because I bet you are losing money every month.

I took a quick look, @Torianne Baley:1) With short-term treasuries now paying around 4.5%, guaranteed by the USG, why would anyone loan to you at 5%?