I now live in Indianapolis and work exclusively with OOS investors, particularly those investors looking to acquire cash flowing small multi-family and/or short term rentals.

From what I’ve read in The Economist, short-term construction loans or hard money financing could be a great fit to cover the $90K needed.

I am guessing that the tenant may be short on funds to pay twice for Jan, until reimbursed by the old owner, so would first make your case to the old owner who has the funds you are owed and certainly hope once reminded of that will refund them. 

A lot of my clients buy in Alexandria because of the strong rental market and laid back laws on short and midterm rentals. 

We funded tradtional turnkey and we funded those that would do the lease option after i bought the asset for them they paid me off short term 60 to 90 day deals on my side.. then they would go the lease with option to buy..

I'm assuming another update will be coming shortly, although I don't expect much progress.

In short, by listening to your clients and providing a great service, you will make a profit. 

Luxury rentals, purchases and short term accommodations will be in high demand from Santa Barbara to San Diego and a drastic uptick in inventory for sale can be anticipated in the areas most effected by the fires. 

A 4-plex would be ideal and you could play around with doing 1 long-term, 1 mid-term, and 1 short-term, plus you, if it works on your area to upgrade your income.

I would think with the HELOC, I could run with that until I can do a refi and with the interest rates starting to come down, there should be some gains to be made and I can repay the HELOC in short term.