It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

Especially, after the storms and the loss of the projected income and they have no way to repair or replace everything that was lost.  

It's what you paid, minus the value of the land, plus what you spent on long term repairs (roof, furnace, etc.

I feel as-is, I can get around $120k after cleanup and some minor repairs.

The property manager should be involved before you buy any property to give input on due diligence, how to increase income and reduce expenses, and to make repairs or improvements to maximize occupancy.Excellent property management is critical to your success before, during, and when planning to sell or refinance.To your success!

I know that's not a huge cash flow, and any repairs could make me break even.

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

I would add to this account every month, allowing me to pull from it whenever there was a large repair or capex event. 

I'm a travel nurse that bought a cash property in 2022, spent most of '23 doing Reno and repairs.

So she's just behind in her mortgage and probably has a notice of default or whatever the procedure is in Florida.Your ability to get a loan for the home has nothing to do with her payment history on the home.