Your net income after all things considered is approximately 50% of your gross take home income (I don't say gross revenue because most platforms will take their 15% cut before they issue payment to owners and using gross revenue is pretty pointless.)

They want you buying and selling property so they get a cut, but if you don't it doesn't cost them anything.

When 2008 -2009 hit we were forced to cut our quarterly payouts to reflect the problem loans.  

If anybody would be willing to help, either by simply offering a sentence or advice or mentoring me, I would greatly appreciate it, and have no doubt that I could bring value to you.

A conventional mortgage is simply the best you can get. 

There sailors who've never crossed a lake more or less and ocean, buy any old boat assuming it's great simply because it's at the marina, ignoring the sails made of cheese cloth.....     

As you mentioned, you could simply not renew the lease with them and set the expectation/send the notice that they must vacate at the end of the lease term so you can then lease to tenants willing to stay for the full 12 month term.

for local community banks its simply a non starter for investors who say have 50k in cash and want to buy a property thats not the type of client the commercial banks wants or needs.So yes Loan broker and guys that sell paper to hedgefunds for DSCR or other easy to get into loans.. your not going to move the needle at a local community/business bank with out some cash  assets and experience..

Can your spouse and yourself complete any of these renovations to help cut costs?

If the ARV less the repairs (plus at least 10% for contingencies) less your desired profit less the closing / sales costs are more than where you can meet, simply walk away.