We don’t know anyone in the area, but you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

The 5 am club - Robin Sharma Atomic Habits - James ClearThe 10x Rule - Grant Cardone 

Poor people have poor thinking habits and they will not “change their spots “ so you need to accept that .

As my networth has gone up, I have relaxed a lot on my spending habits. 

That said there's no harm in calling around and trying to find an agent who does specialize in that tactic - just be up front with whoever you speak with about your circumstances and goals.

There is no harm in asking that bank that did the heloc what they may be able to do for a refi; however, they may not have the best refi loans or even necessarily be able to do your refi. 

If they won't, then find a new one and learn from your mistakes.Since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

In fact, you’re doing more harm than good.

Ditto @Salvatore Lentini - drop that loan broker like a bad habit.

I made the mistake of agreeing to take the building on only after getting her to agree that she had both the funds and the desire to make the necessary repairs to bring the building up to code to a habitable condition.