Where my long term concern arises is they are all 3 older and have various health problems they deal with..... so riddle me this. 

Justin, You can rollover your 401k into self-directed IRA, but not into HSA, which is Health Savings Account and not a retirement plan.There are several reputable providers here on BiggerPockets who are active on the forum, just search the forum for related keywords and you will find out who they are.

Several major health care corporations have moved their headquarters to Nashville.

My wife is a RN but has had to take an administrative position due to health reasons.

As to the income, many people on here can attest that it's actually not hard to live on $50k when you have no mortgage, no car payments, no other debt, you have health coverage, low taxes, etc, and fortunately that number goes to $60k next year without considering any other cash flow (purchase of rentals, may pick up part time work myself for extra savings, etc.).

Not to mention the parking garages and health facility they built for company use. 

Are you asking because you want to understand the financial health of the HOA or so you know which ones you should market too?

Househacking is out since I have a son with immune issues I can’t risk his health to live with other people so I’ll probably go SFH and work up to units.

I have some health issues flaring up this week that make me unable to reliably sit and focus so I would be afraid to waste your time right now (I started writing this message yesterday for example and suddenly had to go lay down before I could finish).I would love to take you up on that though once my health stuff hopefully settles down again.The quote about the quitclaim deed was a website where the county lists the properties for sale, not actually on the Ada county website (I don't think I ever saw the word "quitclaim" on the Ada County site) - but I did find on the Canyon County (right next door to Ada county, I actually live in Canyon):"For each property sold, the County will transfer its interest by quitclaim deed without warranty or representation."  

This may very well be the first story of many of why they can't pay their rent on time - bank issue, health issue, pet issue, etc, etc, etc.