Offer them a mutual termination of tenancy without penalty asap.

For financing purposes what is more beneficial a refinance or a home equity line of credit too pull the funds out?

Does anyone have any preferences or recommendations on specific banks that have more benefits or programs that are beneficial for real estate investors? 

You could buy 3 more properties at the same price, or put it in an index fund, mutual fund, etc.

I have a decent amount of money to invest on my own but I am a big believer in a mutually beneficial partnership. 

Modeled after mutual funds, REITs pool the capital of numerous investors.

Based on just the vacancy rate, I can safely predict this has been a loser, and that's before adding cost of renovations, regular maintenance, PM fees, or anything else.If you put $100,000 into a mutual fund and earned a conservative 5%, you would be miles ahead of where you are with this rental.

I didn't know how beneficial this move would prove to be for me.

I have $18k in mutual funds and I’m cashing out about $13k to help with my first investment property.I’d be very tempted in your situation to look for a side hustle as well and try and up your annual income.  

Certainly not from the pre-licensure course.Certainly, its beneficial to have your license to show yourself properties that you are interested in.