What or who do you suggest I speak to or learn from to better understand my options for mortgages?

Good move, I believe the rates are going to get better in the first quarter of next year too!

I hope you do better. 

I can't imagine a scenario in which this makes anyone's life better, with the exception of values increasing. 

Doing a short term rental in a separated area that has its own designated, kitchenette and bathroom, would likely give you better returns and less headache.

Then, the lease will be up in the summer when the demand is higher to get better returns 

But real estate shouldn’t be out of reach.I came up with this model because I believe in a better way: a way to let everyday people participate in the financial benefits of real estate without the hassle, legal headaches, or risks tied to ownership.

Now I have sold Smokies properties in the past to 1031 into other investment properties to diversify my portfolio and some are selling for other "better for them investments". 

After a few candid conversations, they realized they could negotiate slightly higher rents by offering small improvments..things like better loading dock access or upgrading the security features..turning a so-so cash flow into something much healthier.When you break down your family friend’s situation, it might help to consider these angles:Selling and redeploying capitla could open up opportunities in markets where cash flow is a bit juicier.

This is just one example but without some intense research online you may not learn this, but by speaking with someone very knowledgeable in your chosen areas you not only save time but may find even better opportunities.Best of luck!