I would buy  out the tenant, assist as much as possible in locating a new home for them as well as assist with their physical move.The mistake would be entirely my responsibility and I would do what ever is necessary to comply with the HOA.If the tenants refuse to move I would file a eviction and hope it will be motivation enough to get them to reconsider moving.

I'd do the cosmetic stuff now and reconsider the big improvements when you're closer to selling. 

The hope and the master plan around bringing those companies into downtown is to revitalize the downtown Camden area and bring people back into the city from places like Oaklyn/Bellmawr/Collingswood I'm not trying to say that Oaklyn/Bellmawr are bad places to invest...I just think you may want to reconsider why you're investing in Oaklyn/Bellmawr...or give Camden another look. 

@Brooke McGilvery,I think you should reconsider not wanting to use a realtor. 

I am not trying to be rude, but you need to reconsider your request and offer some value to your potential mentor.

I told them to hold my info and call me if they reconsider.

It recommends nationalizing them now, then reconsidering their status when the situation improves.

Now if they lose a job or something, then they may reconsider but so far the people I know who can make the payments even at a stretch are making them.Hope for Homeowners is pretty much useless for homeowners but it makes politicians seem caring.

I responded with explanation, telling her I want protection, and asking her to reconsider...ofgift

This is inspiring and makes me to reconsider my options in life and where I am going.