They are month-to-month and pay below market rate.I would prefer to sell it in its current condition and estimate that a diy remodel would top out at $15k.

. - We almost feel sorry for the foolish/naive DIY landlord that inevitably falls for their sob story and accepts them.We have had 2-3 that have gone through our process and so we accepted their multi-month payment.

Another option because of your networking is to joint Venture with someone to get into a deal.

Investigate "transactional funding" and "joint ventures".    

Perhaps it is time to sell & venture elsewhere.

I just did an analysis of 5 PM Software Tools for DIY Landlords under $20/mo.

We also had to negotiate access agreements with both adjoining neighbors, which added nearly another $100k.Best of luck in your venture, feel free to contact me directly with any questions or if you would like me to pass along any of my resources.  

Is there any other options anybody else would do or would you just wait 6-12 months to refinance to start on my next venture?

Networking with local investors and building relationships can also open doors to joint ventures or mentorship opportunities.

I am ready to collaborate and (literally) venture into amazing and profitable relationships!