Your best bet might be to use a personal loan or credit cards for the rehab.

It is the cheapest stuff you are going to find inside the beltway and long run that seems like a good bet to me. 

I can't understand what you're feeling, not exactly, but I absolutely relate to your situation, and I want you to know, even if I'm the only one who posts it here: you made the right choice buying an investment property, and you did everything you could to make it a great property.

After sitting the party who bought will be able to sell for ten times their investment due to a need by a very large and powerful at entity needing what they had bought and not having a choice.

It sounds like you have one choice: Offer more money.

At that price point I bet you can guess that almost everyone self insures for this risk. 

U want to talk about getting rich in real estate just buy in the path of progress I bet those farmers Scored a huge  Yahtzee   !!!

Sara,FHA is a great choice for 2-4 unit less money down. 

So your best bet is to change the capital stack if you don’t want to ask any of your partners to sign on the loan. 

That was their own choice and a pretty poor choice at that.