Kyle there are a ton of options here that you can compare.

My 2 cents there are certainly many options to choose from, Anderson may be a fit for what you need, only you can decide that.Good luck.Happy New Year! 

Then ask them what your options are to reduce payments in the future.

Correct, the idea would be to owner-occupy one of the units (I’m looking at 2-4 unit options).

Based on rough assessment, the following is needed just to get it listed:NeedsLowMidHighRoof$7,747.00$12,580.00$26,037.00Siding$20,000.00$25,000.00$30,000.00Windows$9,000.00$12,000.00$18,000.00New Deck$8,000.00$10,000.00$12,000.00Roof Leak Repair$2,000.00$3,500.00$5,000.00Mold Mitigation$1,000.00$2,500.00$3,500.00AC Units$13,000.00$15,000.00$18,000.00Carpet Replacement$2,500.00$3,500.00$5,000.00Kitchen Remodel$5,000.00$10,000.00$20,000.00Total$68,247.00$94,080.00$137,537.00Due to lack of capital to fund these repairs, I believe the best option is to find an investor looking to flip. 

Here are a few suggestions to help with the process:Use Zillow or a Similar Platform: If you already have a Zillow listing, having them apply through there is a good option.

Starting with a smaller property or a few fix-and-flip projects can help you build equity, gain credibility with lenders, and better understand the process before scaling up.Securing funding for larger projects can be challenging without prior experience, but options like hard money loans might be worth exploring.

If yu claim one it doesn't void the option to claim the other one.Provided you meet the IRS requirements for both, as a tax strategy, you could complete exclude a portion of capital gains under Section 121 and then defer the remaining capital gains under Section 1031 (@Dave Foster is a great resource for 1031 exchange). ..

With the limited info, I would say #1 is your smartest option but there are a lot of variables missing.

If the former, give her options to make sure rent is paid on time and, assuming she starts to pay on time, when it comes time to renew the lease, do not renew it.