I have a few commercial bank contacts, but concerned they may just cut me out of the deal.

I tried to provide constructive feedback on why it was not worth continuing with RentRedi and all the sudden I couldn't type anymore (it was about 3-4 sentences I got cut off). 

The biggest thing I notice on this one (just from the pictures) is the absence of electrical work (receptacles not present on some walls/kitchen, ceiling fixture with pull) which means the electrical panel is probably 60amp, and the odd gas supply repair which indicates the landlord was cutting corners. 

You just need confirmation from your broker the amount you would receive from the commission (if they take a cut), if you're your own broker you can authorize that yourself. 

If I do this, my PITI would jump up to $3,090, really cutting into any cash flow and the interest rate would jump to 8%.

See the fact that mortgage rates are up about 1% from Oct when the fed started to cut the fed funds overnight rate as evidence. 

Hi Tio, I don't think hiring a professional designer is wise as it will cut into your margins and sounds like you have a tight budget. 

Kid in college and one starting to drive   blah blah blah.I'm sure there are numerous places to cut money for sure. 

A lot of DSCR programs I'm familiar with don't cut back LTV like that until you get to 5+, generally 1-4 units are classified together with maybe some kind of rate adder for 2-4. 

Unless you have a solid plan to turn this around, selling now and cutting your losses might be the best move.