What I am looking to do is refinance, or pull out equity so I can get back on track with my lender and continue searching for a buyer. 

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.

If this is a problem tenant who continues breaking rules, that's something you can work on later but for right now you should do the right thing and look into this.

While I continue nurturing those realtor relationships (and patiently waiting for my phone to ring), I'm curious to explore other avenues for sourcing off-market deals.

From my experience, success in real estate investing starts with clearly defining your goals and continuously educating yourself through podcasts, books, forums, and courses.

Participants are continuously told “we’ll cover all these details so you can do this too in just a moment”, the moment never arrives. 

Should I continue mediation or pursue legal action (considering the time and costs involved)?

End of rant - continue!

I would recommend finding a way to continue to practice in some capacity, at the very least to cover living expenses.

We have had hosts on the platform since then that are continuing to do well and add units.