NPL Advice - Owner wants to stay but major delinquent taxes

[Daniel E.]

Have a small property with a $95k ARV. Purchased the note for $15k. There are approximately $10k in delinquent taxes. Property will need ~$15k in work to achieve the ARV.

Owner really wants to stay and can (with a BIG maybe) afford a small payment ($500/mo). Unfortunately, the taxes are so delinquent (10 years) that almost all of the payment would go to any payment plant They also cannot afford insurance, so the net would be a very small amount.

Are there any creative strategies out there to workout a small SFR like this? If it wasn't for the taxes, this could be a good re-performing deal.

Any thoughts are appreciated!