With the amount of losses you have had it might be a good time to try and offer a Cash for Keys deal for the tenant to move out and just cutting your losses while there is uncertainty about what is going to happen in 2021.

Should we sell the property when we leave and cut our losses?

Who cuts the grass? 

More rate cuts coming.

With the upcoming expected rate cuts making real estate "more affordable", I believe this will unlock many buyer's who've been waiting on the sidelines.

If the deals locally don't work no matter how you cut it then look at investing out of state

Legal competition has cut the cost of a Reg D offering from $25,000 to $8,000.  

Let the wholesaler spend the money finding the motivated buyer then swoop in and cut them out..

Unfortunately, Texas has a law prohibiting HELOCs on rental properties and I believe they also have a 70-75% max total loans allowed on the property which cuts into the equity I've built and would only allow for me to access 30K which would make it less appealing to go through the process for only 30K.

Wholesalers typically do not carry Errors and Omissions (E/O) insurance, so even if the court rules in your favor, they might not have the financial means to compensate you.Furthermore, ensure that a reputable title company handles the transaction, as some companies may cut corners.