Many times the unknown of the next step is the primary driver of fear holding someone back from leaving a tenuous situation, so if you can help her clarify those next steps it could help.- Investing with low money and bad credit -- I would exhort you to read the book The Richest Man in Babylon. 

It was one of the primary drivers of the crash because people got into properties they weren't qualified for and didn't have equity and were left holding the bag when the market shifted.  

These are worst case scenarios above.We do think there will be some of this happening but not for the majority and also very dependent on the area and what the industry drivers are for each specific area.

@Joseph EmsTalk to @Joseph Scorese at First Trustor Conrad Driver at Harleysville (not sure if lend in the University City area).

You need to be the investor in the drivers seat not going along for the ride in the parents car. 

She convinced me with paperwork and a driver's license with another version of her name that it wasn't her, and I fell for it.

No experience with this, but if someone sold me their car and then asked if they could pay me for a ride to/from work for the next few months, I would probably say no because I imagine they'd be the worst "backseat driver" imaginable and I also suspect that their motivation to eventually get a new car and not need me anymore would be zilch.

The issue might be however that the appraisal value won't consider the ADU in value and your appraisal, the main driver for the ARV on the refi won't be as high.

I work a full time job as a truck driver hauling sand.

I'm a truck driver, looking into different areas to invest in, so if you do have a good team in place I'd love their contact information, thank you in advance!!