An interesting trend in the senior housing industry is that the average stay for a senior in a traditional institution is shrinking due to the costs of the services.

If it's a refinance, brokers or institutional lenders tend to have great terms.

If you discover one that sounds potentially relevant, and you have not explored it - see if you can still get hold of your accountant to ask.

Any suggestions on a financial institution for a loan? 

This is a major processing platform used across the US which accepts legitimate payments from any banking institution. 6.

Everything I talked about in the OP was what I discovered.

I want a HELOC, but have never heard of anyone finding an institution who would do it.

Skyline (Designed for institutional investors and asset managers focused on commercial portfolios). 

Financing provided through this program is only available for properties located in Michigan or Florida.Available Product Type: SOFR 7/6 ARM, SOFR 10/6 ARMLoan Amount: $766,550 MaximumLTV: Purchase and No Cash Out Refinance - Maximum 99%Prepayment Penalty: NoneLoan Assumption: NoneEligible Properties: 1-unit dwellings, attached and detached condominiums, PUDsEscrow: An escrow account must be established for property taxes, and flood insurance, if requiredUnderwritingNo Private Mortgage InsuranceOccupancy – Primary residencesMinimum Credit Score - 700DTI – Max 43% (UW/Mgmt exceptions up to 50% with minimum 3 documented compensating factors)Student Loans – If in deferment, no qualifying payment requiredDown payment of 1% must be borrower’s own funds, while closing costs and prepaids may be gift fundsAttached condominiums require a 10% down paymentEligible Borrowers – Protect and serve heroes are defined as employees of public or private education institutions, employees of medical and healthcare organizations, all first responders, and active or former military personnel.Servicing: Retained

In February 2020, the tenants in a unit on a lot she lives on vacated per a 60-day notice, after my mom discovered they've been subletting the house to internet strangers without her consent, violating the lease agreement.