I know of a lender that offers a 0% down, owner-occupant conventional loan that is a fantastic option for househacking.

Most of the investors I talk with have a hard time finding deals that work on the market.The investors that I work with are finding that New Construction is a good option.  

I've used an online designer before, you send her photos, measurements of the room and existing furniture, and your budget and she presents you with design options and the links to buy!

Plus, with $4200+ in monthly income and the option for overtime, you’re in a strong position to manage this responsibly.

What are my options?

My recommendation would be to look into hospitals nearby and try to market to them to be an option for traveling nurses also. 

On the RE side - I own/developed 2,000 residential units across the United States focusing on opportunistic residential acquisitions and development, including student housing conversions and luxury multifamily development.On the startup side - it is a third-party guarantor platform that expands your renter pool, increases rents and occupancy, and ultimately boosts your NOI while broadening affordable housing options for renters.

Another option is to put 2-3 inches of spray foam insulation then batt under that, it will assist with stopping some of the air transfer and seal it off as well.I would also check the windows in those rooms and whcih way do they face.

On the positive side, the price points and rent-to-price ratios in Detroit make it a compelling option compared to California.

The fact that she is elderly and living alone does make me pause and consider what other options there may be which is what brings me here.