Depending on your area (i.e. close to hospitals) sometimes there are traveling nurses and they only want 6 month leases but your HOA won't allow those.

My name is Taylor GilesMy husband and I got married in June 2017 and we welcomed a little girl into our world 8 months ago.My husband is a nurse at a Phoenix hospital and I'm a stay at home mom right now.I have lots of interests that I feel will benefit this new journey I'm about to start with Real Estate.

My mother is a property manager with lockbox access, so we toured it that same day while everyone else was stocking up on groceries, and submitted a full price offer the next.

Just heard from ex tenant's mother when tenant moved out because the property was not being taken care of, as owner had other businesses that took his attention while making much more money there.

Something like a mother-in-law suite? 

No plumbers no electricians no singles mothers or fathers or anybody with kids .

Traveling nurses ect.  

You next step is to sell this property and buy one that doesn't have negative CF...or rearrange your terms with Mom on this one so you do CF....or, just call this one what it is...a house that you and your mother live in...and not an investment.

My wife is a nurse.

Since you are so close to PSL, what about traveling nurses?