@Bradley Buxton Thank you for your positivity! 

I agree that if you can find a handyman, that's your best option, though.

They want to borrow $150k with my lien in first position.  

Even looking at the balanced rate (which I feel like is hard because the terms are different) along with the potential to have the monthly payment/fees covered, it feels like a cash out is a better option if we did want to keep this.Part of the current struggle is that the market was hit harder from the rate increase so sales are almost at a standstill and even with trying to sell the house, the rental market is doing substantially better because most military cannot afford to purchase in this area as the payments are over 6k/mo for buying vs 3-4k/mo for renting.Any advice is most appreciated!

Flip or BRRR using hard money seems like solid options.

I would look at a cash out refinance instead of a Heloc for a few reasons but the main reason is a Heloc is a burden on the property since its in 2nd lien position.

This acquisition positioned us as one of the 10 largest single family property management companies in the country.

No positive cash flow would be accounted for in the debt to income ratio. 

The equity position/rental income is beyond normal. 

I prefer to purchase in the southern states as the net migration is always positive.