What factors come into play?

That one piece of advice or info can be a game changer.

Now it’s a waiting game.

Its a numbers game. 

No 2 years tax returns, months of statements, $700 appraisals, $1200 lenders title insurance, large origination fees or waiting 45 days with fingers crossed.The other advantage is refinancing is much easier on you and the property and if you bought with SF below market value, the value will come into play after 6 months. 

We have an aggressive fundraising campaign that will begin in the next couple months but that doesn't help us at this point in the game.  

If you want to at the end of the game you can pay the tax just off the additional profit you've made from the tax.  

Open Houses at least 2 sundays a month, Saturdays if the Eagles are playing (its dead in the Philly area if the game is on)4.

Get a game plan to get control of your property again, and implement it.

Don't know if you'd be interested, but because I'm new to the real estate game, I thought it might be advantageous to start a local RE meetup group.