here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

I have had properties stripped in Memphis as well have to be uber care there and Jackson MS same thing.

I personally dont care for SBA loans as the terms and  such are something i would not sign up for myself.Just stroke a check and then figure out it dont lose it because you cant get financing day one. ???

That might take care of your mortgage and leave you with enough cash to get something else.Or......

The best thing you can have is good section 8 tenants who respect and take care of your place.

PM me I will take care of you. 

With a budget of $130k I would make sure that you still have at least 6 months of reserves after the purchase.I would also be careful in certain areas where the cash-flow looks too good to be true..

They have helped over 100 people in the past 12 years restore their lives, and reclaim children from foster care, rebuild families, and return to the job market. 

A good rule of thumb is this:  Be careful and fully understand the risks of "getting in bed with the government". 

After talking to Latchel and trying to get it figured out, I told them I would take care of it myself because they have been completely incapable of solving the problem.