If not, I've heard many people recommend a contractor or possible cash buyer.

I have properties in Fairfield, West end, East Lake, and others, and they can cash flow but the management is difficult (as in getting cash collected from tenants).

After analyzing over 1,300 active single family homes in Reno, Nevada we found that the majority of homes cash flow around a 4% cap rate, with outliers in the 5s and even some at 6%.A cap rate is a measure of a property's investment potential, calculated by dividing the property's net operating income (NOI) by its purchase price.

They can come to the table with cash to make up the difference.

I am not sure who you are using as your Realtor but I would reach out to a Anthony Wong who specializes in investment rentals or buyig the right primary that can be converted to a rental that will cash flow.

These are park owned homes that generate really solid cash flow. 

Another alternative that gives you quicker access to cash would be to borrow against it now.  

I would say it is on life support because after refi the negative cash flow necessitates extra reserves.

And finally (I personally despise this option) you offer cash for keys.

Im located in Phx,Az and its common here to still see empty dirt land in prime areas of city, as an example, my father who knows next to nothing about real estate purchased a 7k sqft gated dirt land  in the city 3yrs ago for $35k cash, was planning to invest in it but it was too much hassle for him so recently he sold it for $140k .What's a good way to find good deals on empty dirt land  in the city or close by, does mls offer this search option.