I know this leaves money on the table but most of my tenants stay for many years and all have been respectful of my property.

The coaching/mentorship programs don't care where you get the money from, but the bank does.

This is how Wall Street brainwashes us to constantly throw money into a 401k instead of investing in income producing real assets.

You have to provide the money to purchase the new property. 

What I am specifically looking for is perhaps a hard money lender that will work with my equity and not so much with my financials or credit history.

Based on my poor customer experience I’m not confident you will get any money back after the 5 day cancellation period.

I tried having real estate agents show the property to prospective tenants (wasn't comfortable giving folks access remotely) but they didn't make much money to they would flake as well.

If you property is in Detroit you setup a landlord account with the water company and any tenant that comes in opens a account in their name and follows them in your case it will be you and then a tax lien on the property they will get their money either way.

Lastly, California is very over priced in most cases so keep in mind buying out of state is not hard and can save you a ton of money. 

Most hard money lenders will offer these products, but not all are created equal.