My property failed perk test, making it useless.  

If I fail to spend all my money before I die, she will inherit the high credit, corporate backed NNN properties I developed/repurposed over the last 15 years.

Would my tax lien be extinguished if the homeowner fail to pay?

Worth its weight in gold.

Ive seen many attempt to DIY on their own form a distance and fail.  

Overall, it can be a profitable business, but most people get into it to become an investor and 99 percent fail right away because they don't know the slightest thing about repair costs, talking to sellers, and are only in it for the money and not to help people.

If he failed to pay, it could be construed to be a failure of consideration so the deed fails and she's still in title with him and all he can convey is his half. 

It can become a really big mess and lot's of them failed the last downturn.

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?

Some are basically renting out bed space and require tenants to sign an agreement to stay clean, and be tested upon request, with failing the test potentially leading to immediate eviction.