I think this will all start making more sense once you start analyzing deals and working with an agent that can provide some insight. 

@Zach McKay start by connecting with @Samuel Eddinger!

If they start loosing interest in being a landlord, rents start to slip.Real estate is an inefficient, messy market.

I think the economy has a number of diverse employment options, lower prices than King County while still being within driving distance.  

Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

Using a HELOC can provide you with the necessary capital at a lower interest rate to fund your next projects without leaning too heavily on hard money lenders, which can eat into your profits.Here are a some actors that you would want to consider:1.

There a handful that can do lower  than 620 at 50% LTV, however the rate will be very high My current score is around 670-680.

Start with these three key points:Current SituationAssess your current or expected capital and credit within a realistic timeframe.

Starting all over from scratch... my gray hair is turning back black....LOL.   

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile.