and are you looking to walk away with cash or simply refinance (meaning paying off) what you owe? 

if they are pressuring you like this.PLEASE watch the American Greed Episode on Remmington Financial  .not saying these guys wont or don't fund of course.. but when I do my deals with my banks its common that I pay for the phase one and the appraiser directly..  

That way you can take advantage of the tenants paying down your mortgage and the appreciation of the property .Best of Luck.

The commissioner ordered me to pay the plaintiff over $9k plus her attorney fees.

Some local lenders familiar with Gainesville’s market (from what I’ve read in Bloomberg) like SunState Federal Credit Union and Ameris Bank have been mentioned favorably latley and might be a bit more flexible if they understand the repositioning story behind your property.

Get them to give you an idea of what they are paying for party /event space now in Amarillo and if they would sell your venue for you.

What have you been paying for utilities?

You can't directly do something to allow you to sell the flip, and buy the triplex without paying gains. 

.- It's not profitable for them to search for under-market priced houses, figure out repairs needed or what other problem is pushing the price down and do even more for a newbie investor that has analysis-paralysis and may never buy anything.Some questions you'll want to share the answers to with any agent you choose:1) Are you paying cash or getting a mortgage?

If you can buy a 4 flex that will allow your tenants to pay most if not all your mortgage.