You may be on the right track wanting to sell and get out of this deal.

Give the tenants deposit slips and they can deposit the rent at the bank where you don't have to worry about receipts, robberies, or whiny tenants giving you a laundry list of maintenance issues.If you do continue receiving at your office, I recommend a security camera.As a business owner, I would probably file a report with the police and notify the tenant I will not be renewing her lease.

It's unlikely you will find a HML that will fund you 100% without a track record. 

No matter how "shiny" a deal may look, if you follow it, you will get instant gratification, but you will have a hard time getting back on track and will take much longer to reach those "goals".Every step you take, should be taken while keeping in mind the steps to follow. 

Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

One even suggest that we do it immediately after closing before we leave the office.

I can help you track down BOA’s attorney, but they won’t speak with you without the owner’s written authorization and they will advise that the owner must communicate with their servicer regarding pre-foreclosure alternatives (which include short sale).Please don’t hesitate to send me a message if you would like any additional info.Good luck!

And the management is only one piece of the work anyway, there will be more.Anyway as far as "how is this possible" as you say, the only way it is possible is if you have a documented track record of solid results with years of experience and a business infrastructure.

You seem to be on the right track so far. 

I am willing to be incredibly generous with what the investor would get back, as I know that I don't have a proven track record of what I can do.