If there's anything I could do to be involved in your situation, please let me know.  

You don't need a license to invest, but you will need to pay a broker or work with a broker in many situations. 

Refinancing your loan to $192,000 probably wouldn't significantly help your cash flow situation, and the $13,000 would only get you into a cheaper rental somewhere out of state (in a possible war zone unless you have additional capital to also invest).  

You could tie it up with a standard contract amended to include "outs" for you on interest rate changes and property appraising at a certain level and changes in your personal financial situation.

They will likely have one on the shelf for a situation similar to yours.

Thanks, @Andrew Johnson and @Paul Bowers You both provided answers to a situation that is similar to mine. 

I know you guys are dissatisfied (as am I), but I don't think that it is productive to exaggerate the situation on this forum.  

However, there is an important exception.1031 Deadline Extension For Presidential Declared Disaster AreasIn certain situations, IRS Bulletin 2007-34 provides “affected taxpayers” in Presidentially declared disaster areas with up to a 120 day extension of the 1031 exchange 45- and 180-day deadlines.What is an “Affected Taxpayer”?

I am currently in a house rehabbing and flipping situation not by choice, but by necessity and it has proven to be a very valuable experience.

Call terminated.This morning I received this message:Having to rely on these guys is the riskiest part of our business.I thought sharing this here can make your life less stressful if you receive a similar message.