If they are seniors there’s a senior abuse government agency that could get involved.

So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

At least you'll probably get most of your money back when the deal gets refinanced or sold.

You could always get the extended warranty and still save money over the 3k model.

I wouldn't pay rent without a place to bathe but that's just me.Unfortunately, "the plumber" doesn't get to dictate what are covered insurance losses or not.

If the issues can be resolved, I will need to get another quote but this should give an idea of the CA FAIR.  

@Paige Gardner HM is a great way to get started however understand that it is SHORT TERM FINANCING 6-18 months. 

Nice job getting a good return either way!

If you’re working with an experienced agent, they can provide some referrals to help get you started.2.

One day I get an urgent text message from our tenant that one of the trees is on its side leaning and wanting to fall into the neighbors home!