I would strongly consider building equity to make a stronger down payment and further decrease your monthly cost. 

When I tried to get it when my side of the family found out and tried tp take over reverse mortgage payments to bank because she had died it was to late so they sold the house to Hud and then other reverse mortgage companies but a relative still lives there so they can't kick them out.

If your loan is $110K then the payment on the 15 year would be $927/month at 6.15%; 30 year option at 6.625% would be $690.

The low down payment house hack is the way to go.

Would it be wise to use a HELOC on our current residence to use for a down payment on a new property You can make $ investing anywhere.

Evict the tenant for non payment of rent.

There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property. 

In any disputed court action where the court resolves the dispute and determines the prevailing party, the court shall also award to the prevailing party its reasonable attorneys’ fees and costs and the non-prevailing party shall be liable to the prevailing party for payment of any court awarded attorneys’ fees and costs.

Thanks to COVID, for a couple of years, you can actually make enough money to be cash flow positive even if you hire a property manager AND have mortgage payments. 

Hi Jayce, we got the seller to carry back the portion of the down payment and the bank to finance the 1st position on the rest.