The only thing I can think of is to go knock on their door.

Knock off another 20% on your ARV

Everybody gets knocked down at least once in their lives, I want to inspire people with how to get back up!

Garage door- also sounds like it's working and it was working when they moved in, but the sensors may have become misaligned if someone knocked it out of alignment or with time.

Reach out to summer sales door knocking companies.

The added complexity to this would be, you could refinance now with a construction loan to knock out the rehab then refinance into a long term product to payoff the loan and pay yourself back.

I was actually just about to write a post similar to this, and you knocked it out of the park.

Then knock on the door and when that door opens what's the very first thing your going to do.

Had a tenant in a place for two months; got a knock on their door and found a woman standing there saying she just sent someone $750 as a deposit on the place. 

I haven't done this for a few years, but when I was younger I used to go with a partner and door-knock the pre-foreclosures that we found in public records.