Maybe a folding table and side by side units.

I have it listed and an offer on the table for the asking price of $129,900. 

(Normally I can do 75% LTV but the I don't have enough cash right now to come to the table with an extra $62,500)I’m having a trouble finding a lender that can go up to 80% on an investment property, any advise would be greatly appreciated.

Under normal conditions, if a broker or agent came to the table with a buyer I wouldn't begrudge paying the commission, but in this instance, she is representing herself in a private transaction.

They generally fit a different category for financing and given that you have been turned down for refinancing, odds are good a HELOC is off the table.

You still won't have a good return but you took money off the table and diversified.

I did not know much about real estate at the time, and we didn't do a final walkthrough (probably because we knew the house was a wreck) or insist on the family being completely moved out before signing at the closing table. 

Here are some free tools to aid the comparisons:https://datausa.io/ > Quick Graph on theMarkethttp://www.city-data.com/ > Extensive Market Data on median income,population growth, crime, etchttps://www.niche.com/ > Combines Market analysis with Reviewshttps://www.point2homes.com/ > Market Analysis with cool graphshttp://www.justicemap.org/ > Income Map at neighborhood levelhttps://www.deptofnumbers.com/ > Data on Employment, Rent, Income, GDPhttps://www.census.gov/quickfacts/fact/table/US/PST045219 > Population and Demographic infohttps://multifamily.cushwake.com/Research > Great Market reports on all Major Citieshttps://www.berkadia.com/research-and-resources > Great Market reports on all Major Citieshttps://alndata.com/market-reviews/ > Multifamily reports on all Major Citieshttps://www.apartments.com/ > Rent Compshttps://www.rentometer.com/ (edited)

What do you bring to the table that can be a win-win part of the relationship for the mentor?

Matt - while it's true that a lot of the homes on the MLS are selling within hours with multiple all cash offers on the table, there are plenty of deals to be done that are off market, which is where I would suggest looking right now.