I have two suggested paths to follow-
1. FHA purchase / refinance
2. Local community bank lender
The challenge is not finding the loan programs, it is does the borrower fit the criteria for the loan.
The cash flow and building value are going to take a back set to the credit worthiness of the borrower as viewed by the lender.
A community bank is your best bet for a loan based on the story behind the borrower and the need for the cash. If the loan is held in a portfolio, the bank can show some discretion in the underwriting.
Try in Chicago-
North Community Bank
First Chicago Bank and Trust