I've hand written a letter and received no response. 

If the numbers work, you can probably have cash in hand in less than 3-weeks.I would be happy to walk you through the process and answer any questions, no strings attached. 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

@Nathan Barber I am in Aurora which is about 40 min away but I have a colleague in Joliet that can give you a hand. 

Yes, I don't see cash for keys working because it won't be simple for them to find a different place as cheap or willing to take someone with inconsistent income.With no escape clause in the lease we were just counting days (months) til we can get tenants that meet our typical qualifying requirements.

They will only do a simple refi on any investment property (max 3 properties) and will not let you pull any cash out...period.

I want to proceed, but I don't want to hand the deal away.

From first-hand experience, trust nothing from seller/broker. 

LOLWhile we sit an awe of the magician' s left hand reaching inside the hat (DOS risk)  the rug is being pulled on the insurance side. 

Maybe we just had some bad luck the first year but it was a pretty hands on experience.