I just lost $10,000 in earnest money, will be sued for the sellers agent's commission, and my agent doesn't get a dime.

If the cash-out refinance option isn’t providing enough liquidity, you could also consider a hard money loan, though these tend to come with higher interest rates and shorter terms.

It would need to say that if it foreclose then There would be no money coming to the tenant.It sounds like you would like to give the tenant more than money, but we both know that would make things worse. 

For example, a person can go to  a 10 —-13 week school for dental assistant… finish the course get a certificate and have an immediate job making somewhere around 43k plus.. yeah I know it’s not a ton of money, but it’s a good base especially for folks that don’t want to go to college.

This money is still owed by the tenants and at times we were able to collect some of the money for the damages.Regarding installing a sprinkler system, it's only helpful if the tenants don't turn it off.

Right now I am looking for a starting point to invest while I have the opportunity to save my money without life expenses.I need advice on what creative ways I can invest my cash or finance deals.

They are running a personal brand, and I would rather donate my money to a good cause than their next mountain home. 

hard money How did you add value to the deal?

Put a little more money into that one and keep it for a while.

I can tell you that they are not where there are at today because their investors aren't making money on their deals.