@Matthew Brown If you don't mind diversifying your real estate portfolio there is a way to take advantage of both financing options and all of the benefits of the 1031 exchange.There is something known as a diversification exchange that allows you to sell your relinquished property and purchase multiple replacement properties.

Thinking this way will prevent you from moving forward on really solid options.

What options do I have right now? 

I would also suggest giving her a heads-up that there will be an increase at the time of her lease renewal.This will give her ample time to consider her options and make any necessary arrangements.

There are so many different options for colors and looks which I like.

(optional)Kitchen Remodel (2020): Updated countertops, cabinets, and installed new stainless steel appliances.Bathroom Renovation (2019): Added new tiles, modern fixtures, and a glass shower enclosure in the master bathroom.Finished Basement (2018): Added 600 sq. ft. of finished space, including a family room and home office.New Roof (2021): Replaced the entire roof with new shingles and added improved insulation.Landscaping (2022): Redesigned front and backyard with new plants, sod, and an outdoor seating area.Energy-Efficient Windows (2020): Installed energy-saving windows throughout the home.

@Tanya Maslach try Padsplit.Only other option is to try to "bribe" a PMC to TRY it by offering to pay them more than their normal charges.Managing a Boarding House (room-by-room rental) is not as easy as owners think.

I generally advise against townhomes and condos as the HOAs can become harsh and limit your options.

We have a lot of investors that rent space  as Airbnb (limited to 400 units)  and room space to students from a local ministry school, as well as others looking for more affordable options.  

There's options here for all budgets and experience levels.