This leads me to think that in order for this to work I need to find a property in a pretty bad condition for a pretty sweet deal. 

Any REIs in the Charlotte area have a good lead on a lender doing HELOCs on investment properties?  

I was able to sell multiple homes in my first 6 months but recently came to a halt in finding leads. 

Lead generator/ Phone call with owner, took 10 minutes.

Reverse Wholesaling works like this: Get in front of sellersGet pictures of the propertyLet the seller know you will run the deal by your partner and have an offer in 24 hoursRun the deal past your legit buyer whom you have a relationship withLet them tell you what they would payGo back to the seller and see if you can get the deal done building in some margin for yourselfA lot of people talk about "bird-dogging" which is basically just passing leads to an end buyer.

Really bad PMs in my area are a great source of leads. 

Like where I am located there was a $26,000,000 oil refinery and I contacted the broker and asked have they had any hard leads and I got all of the specifics.

It'll help with agent fatigue as well as making sure two agents dont send you a lead and both expect a commission on it. 

I am looking to refi this deal to get the property in my name for the perosnal tax benefits, and hopefully dodge the higher interest rate before it balloons.Any leads/insight on how to go about doing so, or general thoughts on this deal, would be greatly appreciated. 

All they care about is who's the trustee and do they have authority to sell the property.