We know they’re hard working and would like to continue working with them rather than move toward foreclosure, but we know they’re in over their heads if we continue under the current terms of the mortgage and don’t want to set them up for failure. 

They agreed to pay in accordance to the lease and failure to manage to the lease is the #1 reason why landlords fail (Source: American Apartment Owners Assn).Cowboy up and stop having the tenant control your ROI.Best.

Call the mechanic or gas station up the street and ask the owners if they know someone.

Quote from @Cheryl Abram: What legal filed docs are LPs entitled to see to help validate a deal's failure?

The failure to fulfill basic employment obligations, coupled with wrongful terminations, indicate a lack of integrity and professionalism within the program.

However, these properties generally have a lot of land improvements that qualify as well as certain portions of electrical, mechanical and plumbing that can qualify.

In the Houston area, most of my foreclosure have come to me from failure to pay HOA dues or comply with HOA, or probate.

The #1 reason why landlords fail is this:  Failure to manage to the lease (Source: American Apartment Owners' Assn). 

As for the first, yes we'd be able to do that (for example, replacing a water heater which is the mechanical that's closest to the end of its useful life).

My best guess is their failure rate is more than 98%.The truth is not as “convenient”.