Not sure the best places to leave business cards to attract potential motivated seller leads. 

Join local investment groups or go to events.

Hi @Jordan McDonaldAs a FW local I have a large investor list that I send out to my bigger pockets investors 2-3 times a week with flips or buy and hold deals that I come across on or off market. 

Hi John, I recommend reaching out to a local property manager (search on Google Maps) with many 5-star reviews to see what legal action you can take before the Sheriff is available to execute the eviction.Property managers specialize in landlord-tenant law and should be able to help you determine a path forward that doesn't require waiting 3 months after the lease ends.

Additionally, getting in with a local broker helps as they can shop around for you.Umbrella insurance is pretty cheap to add on in my experience, so I think it’s worth it.

.#2  Attend local meetups. 

With that being said even if we were able to find an attractive refinance opportunity, would it even be worth it when factoring in all the fees associated with converting it?

Getting a local realtor to give you and ARV would the best bet but you can use sites such as Redfin (be careful of Zillow's Zestimate) to get you in the ballpark. 

I've never seen anything else however if you're under 1M then you're in local bank territory so it would be bank by bank policy. 

Part of the attraction to me is that this property appears to need extremely minor upgrades that will be done prior to purchase.