If so, having someone else doing this work doesn't mean you're not a good landlord or doing it wrong, If anything you're doing it right if you never have to spend any time working on this property and it runs perfectly as a passive investment property which should be your ultimate goal. 

LOL, I don't usually spend the time to read long posts, but you had me at  "the birth mom is a very shady person". 

Private lenders would be your best bet...but your play on the rental would be a cash-out re-fi more than likely...I really don't like the concept of assigning debt to your holdings just to buy more properties...your one rental paid off entirely will cash flow more than the next 5 you acquire with debt. 

There is also many Private Money Lenders the buyer can get. 

You'll need to move to a private lender, or get a commercial loan...maybe blanket your properties.

We also have a 50k note with a private investor at 9%. 

@Daniel RosasHow are you spending your time?

Hi ya'll I'm putting together a Pitch Deck for Private Lending and want to add Exit strategies to it.

@James Dutcher  I haven't worked with that company so can't comment, but for me, friends and family are the only private lenders I work with. 

Many spend a lot of time on team building when they could be looking at property and making offers.