I need to find a way to get out from under this, and not by giving it away to an investor who laughs all the way to the bank while I lose money. 

Don't assume what a bank will do, go ask a few directly.

I'm working on our first BRRR of a Duplex in Concord & I was curious if anyone had experience cash-out refinancing with local banks.

Make sure to shop around as some banks are going to say no just due to your financial situation. 

Joe if you do go the multi family route check out NBT bank's "Home in the City" Loan.

Spoke with two banks.

This seems like a rough way to deal with a buy and hold having to refinance down the road in a rising interest rate market.The second option is to buy it in cash then refinance out with a traditional bank on the wealth management side. 

somewhere is that there are lenders of some sort (not the usual big banks) that are willing to lend a little more creatively as in larger down payments or higher interest rates. 

Just because it's C class doesn't mean your getting bottom of the barrel people that don't use bank accounts lol, my Tennant's are mostly younger service or labor industry workers.

are those bank owned?