I can do 2nd mortgages on rentals to bleed out equity, but I've found in most cases that's not in the best interests of the investors that ask.

If you want to be a bleeding heart compassionate person, offer her a deal.

You would be bleeding money on that property each month. 

Deal with her investments by raising the rents immediately. this was our first step, they were rented so ridiculously low, like $350 for a 1 bed HOUSE, 600 for a 3 bed HOUSE... and month to month on everything, no leases in place All of her tenants are special needs, so she has an immense bleeding heart for them. 

@Jazmine S. Well

Those rents are definitely going to make you bleed as they're low for anywhere in the state.

So to play in MFH in same market of opportunity means paying nose-bleed prices against other buyer's with no concept of cap-x, and having to compete against brand-spankin-new builds looking all shinny and with there assorted amenities like Top-Golf arena, pool, dog washing station etc.. 

You would bleed money on that type of a structure. 

Many of the low income folks I have rented to are pros at "working the system" and will bleed you dry.

It sounds like this may one you need to walk away from and chalk it up to education/lesson learned if you are bleeding that badly.