A traditional refinance would likely be your best bet because even though the interest-rate would be higher there would be no mortgage insurance in your net cost would be slightly higher than what you’re paying  on the money now.  

Unless you're a millionaire and don't mind losing a significant portion of ROI... those investments companies are "ok".I personally wouldn't trust them with that much capital (I've spoken to an owner of one of those companies before and he could not generate a straight answer of his firm's average ROI over the years - they also had really poor property management of the few hundred houses/lots they've owned).

Your best bet would probably be to contact a small mom-and-pop brokerage, not a franchise.

This is in a super high growth market and I bet in another 5 years this place will appreciate a ton more.Property 2: We live there now, but will probably move out in about a year or so. 15yr fixed at 3.15% bought 5 years ago at 650k.

Their poor business approach actually increases their losses over raising rent to full market immediately.

Would the best bet if nothing can be done with the owner to just work with the bank on it?

I'll bet it does not cover what you think it does...

If the buyer is challenged by poor credit or marginal income, it will take longer to get the deal done.

If your mortgage is ~960/mo and you are getting $1200 then it is currently operating as a poor investment.

This was one of 10+ properties pulled from the MLS that I looked at over one weekend home from school My negotiation skills were poor (well before great books like 'Never Split the Difference' were written) so I did not negotiate much.