I believe the best solution is for her to simply use the existing heater properly by keeping it on 24/7, as intended. ( which we already told her last year she has to keep her heat 24/7, and she say no way)Additionally, she habitually pays rent late.

If not you can close and simply pull out a 2nd or opt to take out a personal loan and consolidate on the ARV at the 6th month mark.  

., simply transferring from AmEx to Delta SkyMiles), they're only worth 1%...well maybe a bit over 1.15% because I also have a personal Delta AmEx which makes mileage tickets come at a 15% discount. 

To put it simply, we want our note buyers to make money - if they do, they'll invest with us again and if we have to refund them because a note doesn't perform, they're likely to buy again knowing that their principle investment is safe.

If I were in your shoes I would simply look for a co-signer to a loan and look for a small-multi family in your home town where you can house hack.

The easiest way that I have found over the years is to simply ask other investors, specifically in your local market.

This is simply predatory in nature full stop.I have sold many of my OREO props on low down ZERO percent financing but they were at market prices and the buyers owned them free and clear in 24 to 36 months that works.. but long term contracts on these homes is not a solution for neighborhood revitalization just the opposite.

Offer rental assistance to people facing eviction so they don't become homeless OR simply donate the money to organizations already doing that work.

. - Simply put, no.

It's not for lack of trying.