Need suggestions on what to do!!!!!!!

I have a 5 unit with a commercial space in NYC. My problem is that I only have 2 tennants can’t get any financing (have a 250,000 mortgage) to repair building. Went to NYC HPD they turned me down for an article 8a loan. I am stuck between a rock a hard place. This building can create a cash flow because of its proximity to subway and Manhattan. Thank you in advance for help.