The second option is that she go to court, where she will lose, you get a judgment for everything owed including cleaning and repairs, and then you send her to collections where it will prevent her from qualifying for another rental, getting a car loan, etc.

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

For a beginner investor, the choice between using maximum leverage or putting more cash upfront to build equity depends on several factors including risk tolerance, financial stability, and long-term investment goals. 

I have plenty of both including multifamily and I love them all.

Just like any real estate investing, there is always risks but we are well trained in the community on how to ensure we are protected (including the right paperwork). 

So it's possible someone could, however, it seems unlikely from everyone I can find, including the title company's .

Is there something in this I should include especially with the delayed purchase?

Can you give us some context, including your monthly rental income and your loan payment?

Utility Costs (Water, Gas, Electricity):- Paid monthly by the tenant unless included in rent.

In your analysis, be sure to include those criteria the investor considers most important (cash on cash, cap rate, DSCR, etc).Also consider what you know about the private lender @Michael Dallas.