The seller has been difficult from the beginning and seems like she'd be happy with my money and walk away.As for the appraisal it came in at what I was buying it for and they also gave an ARV value.

It isn't difficult to find a hundred lenders who will handle a refinance or a HELOC with a simple Google search. 

Do you mind explaining how difficult the process was obtaining the loan?

PMs have a very difficult job and I'm of the belief that a 10% fee doesn't support the model for "great" property management. 

If you had them drafted by an attorney (probably not since it's at usurious interest rates but you never know), there could be a provision in there for what happens if the loan is deemed to be usurious (i.e. interest rate gets automatically reduced to lawful rate and excessive interest collected gets applied towards unpaid balance of principal). 

My current balance on the mortgage is $150,600 and it is currently worth $205,000.

I rent my basement And I did signed a year contract but my tenant keeps bringing people over to spend more than one night, leaves garages open, leave front door unlocked when she leaves the house. can I break a lease...

There are other parts of the Charleston area that are more friendly to STRs than City of Charleston, but they'll also be more regulated soon.The commercial multifamily inventory is really difficult here lately.

Most local banks will quote you high 5% rates, with 5 years balloon and 20 years amortization (depending on the property age and location).Agency debt is more competitive but more often then not the loan balance need to be over $1million.

If they still owed a balance on a mortgage and have $75k in equity that makes it a whole other situation.