When AirBNB was at its peak there were people who lived in ghost streets.

There are fix and flip loans where the total loan amount needs to be $100K between rehab, property purchase price and buyer down payment (usually 10-20% for a fix and flip loan depending on the property and borrower credit) (so the property before rehab can be worth less than $100K).If you are looking for a loan for an investment property you won't be living in that doesn't require significant rehab / ready to rent / is already rented an option is a DSCR loan.Some DSCR lenders will go down to a $75K appraised value and a $55K loan amount. 

I cold call in Dec 2019 for a townhouse that the seller's son was living in but she was waiting for his to move.

It also makes the tenants sympathetic to you as it seems that you are no longer the "bad landlord" and just someone trying to make a living "just like them".

I can have my management company pick it up, but they’ll charge about $90/hour plus add 10% to the purchase price.We live several states away, so doing it ourselves is not an option.

Im from Santo Domingo but I have lived in CT since 2012.

If you can live below market in your area, i consider that a win!

My tenant lives in the unit above me and has been there since before I purchased the property (She is also a section 8 recipient).

@Mikhail EgeDoes Alex live in the house he's renting for 4k per month?

You are asking for a lotTo get a deal, with location and needs.You need a good place to live for your Mom so she is close to supermarket restaurant may be park.Find the best place for your Mom and yes work on the financing.