Unless you think that by do in it you don't mind losing tenants, you fix, ( force appreciation ) and then you could refi and use the money for another deal,  but if you are chill and have no intention of maximizing this asset. 

Which would ideally allow for forced appreciation and a lower mortgage payment so potentially better cashflow if you can rent it for the same amount.

In which case our next questions is, what else we could do to help the other side produce an offer, and her answer is "You can't force anyone to buy a house".

Books are great, but alone side with reading and listening, working on your business plans is really helping me a lot.Once you start putting together your ideas, forces you to stop and think about each component.

The availability and prices of building materials could be impacted for new development, but for existing real estate and long-term buy and hold rentals, I don't see a major impact.

Or take the other approach of putting significantly more than 20% down to force the cash-flow at that point in time, just keep in mind your ROI is going to drop significantly.

It still depends on the tenant being able to get into a new place quickly, but can eliminate the forced delay in the contract.

We have been divorced for 2 years now and per our divorce I need to refinance or be forced to sell.I’m wondering if anyone has any advice.

Cash out refi has no impact on your tax liability upon sale. 

The utilities and so forth that you paid reduce your rental income but aren't part of the basis of the property. ie, they don't impact the sale price profit of the property.You probably should find a CPA that can help you sort all this out as it seems like you may need to file some amended returns to cover the period since you bought the property.