Perhaps you could really dial in the message for "motivation" and get the few to call you who are in a hurry, need cash, & can't afford repairs to sell it retail.If you find a FSBO where the property is truly distressed and won't sell via FHA or other financing without significant repair, you have an opportunity to deal with that person - if they have equity.  

I'm an out of state investor with properties in Cleveland that I'll be putting on the market shortly (once I can find a good solid responsive via email Realtor) and have a good idea of the markets. 

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The time to invest in your education via seminars is when you've reached a plateau and need specific training in a given area or expertise.

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But if you have ZERO access to any money, then you may have to wholesale (via paper).

Once the new rent is absorbed into their lifestyle they don't think about leaving in the summer because they haven't got a 'reminder that it's time to start looking' via an increase notice.  ...and we don't generally do large enough increases to push them out!

Other than the above suggestion to find a credit partner to do a conventional refi, it looks like it will be tough to get the property to cashflow, so instead of accessing equity via refi (and making your cashflow worse), why not access it by selling?

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This is based on the relationships I was able to form, sometimes even via email, on the basis that I have to raise funds and I will come back to you post funding for the follow on business.Like Bryan H says, it takes (art) or soft skills at this stage... a belief in you and the project...It has been a great learning experience... hope that helps...