These tenants are in a hardship situation and they are liable to try to use the security as last month when they do leave-- I think the only way I'll be able to get them out without a loss to me is to hold that extra money.

In my situation they make them acceptable investments and a good diversification. 

The roof in that area covers the room, and the back balcony/porch, and it is approximately 400 sq. feet.I got two estimates: 1) $4843.09 by Home Depot, the Sales Consultant stated that they need to repair my roof and the neighbor's together, they do not install new roofs on situations like mine, where the roof is "shared by two properties, due to potential liability issues being claimed by my neighbor.

Cash on cash returns are important as they take into account the actual situation you personally will be in once you apply your financing to the deal.

I would appreciate any advice from others who have dealt with a similar situation.    

Only because some people do strange things in those situations and you don't want any destruction. 

If they were ever to close (which I don't think they will), the Springs would be in a dire situation. 

I have a small portfolio and am coming out of a bad health situation.

Given the situation it sounds like an attorney would be a good idea anyway since its her husband that is left there. 

Working on a similar type situation/deal in penacook NH with an 11 unit.