Kid in college and one starting to drive   blah blah blah.I'm sure there are numerous places to cut money for sure. 

A lot of DSCR programs I'm familiar with don't cut back LTV like that until you get to 5+, generally 1-4 units are classified together with maybe some kind of rate adder for 2-4. 

Cut expenses and work, no way around it.

I have a few commercial bank contacts, but concerned they may just cut me out of the deal.

For the 10 year period spanning December 2014-2024, single-family prices in Austin nearly doubled, yielding an annualized appreciation rate of ~9.4% in that period.With inflation close to its 2% target and an uptick in the labor market, The Federal Reserve may be taking a break from rate cuts.

You can't even drive by and look at a tree before you decide if it needs to be trimmed up or cut down.2.)

There is a ring camera system that has a job site security package as well some of my investors use for their projects do not have internet it works off cellular connection. 

See the fact that mortgage rates are up about 1% from Oct when the fed started to cut the fed funds overnight rate as evidence. 

Unless you have a solid plan to turn this around, selling now and cutting your losses might be the best move.

Great job!!