One thing that may work is doing a Subject to Existing Financing deal where you will buy the property from someone but not payoff their loan.

These are the key to getting a loan.  

Definitely not willing to put money into something like this and potentially worsen our situation.  

Hey @Cameron MarroPersonal Loan or Line of Credit: If you have decent credit, a personal loan or line of credit could give you access to the cash you need for renovations without using your property as collateral.

Another way to say is that what is the value of the property (today) compared to what is owed on the loan?

If the cosigner is not contributing funds but is just helping secure the loan, whats a fair way to compensate them?

As a loan officer, I've seen a few people go through the same scenario of basically breaking even. 

Went on to purchase additional rentals so tenants can pay down the loan and I build equity How did you find this deal and how did you negotiate it?

Simply put, just never had to, these 2 transactional tools have well covered 100% of situations. 

The overtime is not a consideration when there are emergency situation.