Not a lot of foreclosure activity because of all the equity gains, but that may change in the coming years with the loans on the mortgages written in the last 1-2 years being much higher (aka normal compared to pre-COVID).

The only problem is she has a reverse mortgage on the property.

It depends if you have a lien on title already (a mortgage or hard money loan), but I would either do this as a hard money refinance or a DSCR cash-out refinance to pay for the reno. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

I would stay personally liable for the mortgage. 

I will reach out to a number of you for contacts on property managers and potential mortgage lenders.

However, my focus is on long-term rentals, creative real estate (like buying sub2 and with owner finance) and buying mortgage notes.  

We’ve got about $175k in equity due to the large down payment needed to assume the mortgage. 

And when they do move out, often the property is in better condition than when they moved in.To buy nice houses in nice neighborhoods, look for opportunities to buy with seller financing or subject to the mortgage.  

You can attend their online meeting or in person when they start up again.