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?

I have had properties stripped in Memphis as well have to be uber care there and Jackson MS same thing.

I personally dont care for SBA loans as the terms and  such are something i would not sign up for myself.Just stroke a check and then figure out it dont lose it because you cant get financing day one. ???

@Benjamin B.Welcome to the community and be ready for a huge amount of information at your finger tips.

That might take care of your mortgage and leave you with enough cash to get something else.Or......

@Foley SchmidtWelcome to the community and be ready for a huge amount of information at your finger tips.

Many of our tenants are traveling healthcare professionals, so it helps that a majority of our units are close to hospitals.

PM me I will take care of you. 

@Thomas RoarkWelcome to the community and be ready for a huge amount of information at your finger tips.

With a budget of $130k I would make sure that you still have at least 6 months of reserves after the purchase.I would also be careful in certain areas where the cash-flow looks too good to be true..