Better yet, encourage her to make a clean break....perfect time for a fresh start.Also townhomes are rarely a good investment vehicle. 

Then my second house which was freshly turned had a tenant that up and left after a couple of months and caused excessive damage. 

You need to think about this from the tenant's perspective.

@Scott Mac Hi Scott,Thank you so much for taking the time to share your perspective—it’s truly appreciated!

@Jonathan LudizacaFrom a lender's perspective, starting in 1-4 units gives you experience and many more lenders will be open to first time flippers in this space versus multifamily. 

The second option at least gives you a chance at a fresh start with a new tenant.Of course, a new tenant is an unknown and there's no guarantee they will be better.

For (1), from a US perspective, we expect real estate values to increase over time. 

Rehab Scope:Cosmetic remodel: Painted the interior/exterior, updated the kitchen cabinets and countertops, and installed new flooring.Modernized fixtures: Replaced light fixtures, outlets, and switches throughout.Enhanced curb appeal: Painted the brick exterior, added landscaping, and modern black accents.Timeline: Completed the rehab in just 4 weeks to minimize holding costs.Strategic Upgrades: Focused on cost-effective improvements like vinyl flooring and fresh paint, wh What was the outcome?

I am not privy to the details of that from their perspective, but I would hesitate to assume the policies are the same; I don't believe they are.

From a tool perspective, nothing should be set it and forget it.