Current tenants are coming up 3 years in the house with no plans to move.

It's great that you have a big heart, there should be more people like you!

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

There are companies out there that will offer 100% LTC but they will have a rate closer to 12%+.

Your biggest challenge will be what to do when something goes wrong: nonpaying tenants, maintenance, mother nature damage, etc.Recommend you include these in any management agreement you sign, so you're not overcharged when you need these services.

Any tips?

If you are familiar with this area, any further recommendations or resources you are willing to provide, I am super grateful. 

I'm willing to help this person in any way I can.

If so, shifting that to the tenants at the time of lease renewal is another great way to decrease her overall debt service.Other good ways to increase revenue in the mean time:- Raising washer/dryer prices. this may only equate to $4-$5 per unit per week, but its better than nothing- If there are any unassigned parking spaces, meaning not attached to any lease, make them paid only any offer them to tenants at a new fee.

I'd love to share some insight if yall have any questions about it!