I wouldn't offer this to start with but these tenants may have difficulty getting out even if they want to be 100% cooperative.

You want prospective tenants to come see it, walk it, imagine living there so don't get in the weeds on the details or offer photos that aren't great. 

If you take the heloc to pay off siblings, I would still offer a big "Cash Now" discount so that they get paid quick.

Caring about the quality of the housing you offer and the way you treat tenants, does more for tenancy success than caring about their source of income (assuming it is legal and verifiable, which S8 is). 

Anyway thank you to anyone who can try and offer me a little help, it's greatly appreciated. 

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

We offer their Customer insurance and follow the state Lien/Auction laws.d.

Seems like 130 units is a beast to manage, I'd love to hear about your on-site management systems and "experience management" process to stand out amongst the fierce competition in the smokies. 

For the price, the property has a lot to offer.

Can you dig into a little more on the novation, why did the seller pick that strategy say over a cash offer?