I found Third Fed Credit Union with a great rate prime - 1.01 = 2.24% for balance over $50K.I have a great rate on my Primary home (in CA) and investment property so I don't want to do a cash-out refi.

I have very little equity in it and my loan balance is around $400k. 

Some lenders require a qualifying event like moving, downsizing, etc.

Bought it for $45K, loan balance is $35K, current market value is approximately $150K 

Even if you didn’t end up clearing the entire balance if you sell for more.

Unlike personal property, real estate also requires agreement on closing date, repairs, etc., so even if list price, cash is offered, another term might not work, so likely no way to hold a seller to sell until they actually sign an offer.

I see a slow slog downward until we hit the balance point mostly because the rates will remain elevated 6%+ for another year at least.

A US bank won't lend to a business in Mexico, unless your US LLC has an established business in the US with a strong balance sheet that makes your LLC bankable regardless of the Mexican business.2.

The mortgage on the property is still fairly high with a balance of  $285k.

This indicates a shift from a seller's paradise to a more balanced market.Median Sales Price Holds Steady: The median sold price for residential homes sits at $469,998, reflecting a modest 1.9% year-over-year increase.Fewer Bidding Wars: Though sellers are still receiving close to list price (95.6%), the intense bidding wars of the past seem to be fading.