Found a Yelp that matched my situation with them.

Quote from @Joshua Lee: I've read about house hacking the BRRRR method, FHA loans, etc..

Just don't explain what the current situation is.

I had the same situation.  

The home is only worth about 85K so I’ve had a hard time finding a lender willing to work with smaller loans or smaller appraisal values.

Did a home equity loan to pay for the water & sewer lines, removing knob and tube, some new flooring and some plumbing fixes. 

These are generally business loans based on assets and income of the property often structured as DSCR (Debt Service Coverage Ratio) loans.

House Hacking is generally the one situation when purchasing an investment property can be done without positive cash flow.

I like to keep investments 'simple'Are you paying any 'rent' in this situation?

Chris, while I apreciate this view, I disagree with the notion that an agent--with no more information available than I've given--will understand the land value any better in this situation than the amassed wisdom of the pool of investors available here on BP.