He usually buys in C neighborhoods and has to do heavy rehab, but he's a construction guy that also runs his own property management company, so it's 2nd nature for him.

By letting the tenant know that while you hate what happened to her and the position it has put her in, you are not the right vehicle/organization to subsidize her. 

I could write an essay on why, but as someone who manages nearly 1,000 doors up and down the I-25 corridor, I can tell you these are not the investment vehicles I recommend to my clients and they are not what I personally would ever own. 

What are the odds of a vehicle accident resulting in a settlement greater than vehicle liability will cover?

Quote from @Isadore Nelson: Cash-for-keys, unless you're offering heavy sums does not happen in one afternoon. 

mid construction on a condo conversion in DC, it's a heavy lift 

The markets you mentioned in your initial post in this thread are great markets, but they're all heavy on appreciation and light on cash flow.

We sold 3 locations that had little debt on them with great cashflow, stayed heavy in cash, our stock return was only around 11% versus 25% since we went conservative, have two projects banks have already greenlighted with no downpayment on our part using cross collateralization with other properties- built in $2.5mm equity creation in 3 years in those projects, on hold for now.  .   

My inspector emails me the report and then I dive in and do the heavy reading.

Are you doubling down on short-term rentals in tourist-heavy areas, pivoting to long-term rentals in growing suburban markets, diving into value-add multifamily properties, or exploring something completely different?