If you have new plumbing, electrical, windows, HVAC, and a new roof you are in good shape.If they Mechanical’s are extremely old you are better off creating line item costs and projecting their replacement date.

Mechanics work mostly like an apartment syndication, except instead of the fund buying an apartment complex, it buys your notes/liens (you build your own secondary market to fund your loans).You can also work with warehouse LOC, but that gets weird on HMLs.

There are to many mechanisms in place to reduce the crash.  

The tax sale laws have a mechanism where county commissioners can purchase the property at a tax sale.

As far as meeting her, since she is out of town I would be ok with a zoom meeting or other virtual mechanism.  

I'm not sure that there's a mechanism to appeal a denial of forgiveness.

In a 6 unit you would have 1 roof and likely 1 set of mechanicals, in 6 SFRs you will have 6 of everything and likely none of them will be of the same brand so you won't be able to share parts across properties. 

I could see someone who is more naive getting taken advantage of big time by her, especially those without much mechanical knowledge or someone who felt they really needed to sell a home. 

The building and the mechanics are very well maintained. 

I use a rental rehab checklist that breaks down each area of the property (exterior, interior rooms, kitchen, baths, mechanical systems, and misc).