It was a good thing I did as the whole thing needed to be replaced. 

@Michael AsheYour numbers sound pretty solid.I think this site is great, but sometimes it sells a story that ain't there, mainly that you should be killing the cash flow game or it ain't worth it. 

A failed system could cost in the six figures to replace.

It sounds like you're on the hunt for some lender buddies in Georgia.

In terms of taking on more liability, it boils down to what insurance will be less expensive and looking at what we are having to pay through the HOA (for insuring the aggregate of all units), it will likely be cheaper for owners to purchase individual HO3 policies to cover their units (as townhouses) as the carriers would not be taking on the risk of the entire $100M+ in aggregate replacement value, and the owners can take out policies for individual units with a whole range of carriers vs the HOA trying to get coverage through the secondary market.  

After discussing with her, due to the age of the house she is wanting to get out from under it as there are some cosmetic issues about the house that would just take the time and funds to do (like replacing some of the laminate wood slats, harder to find an exact match than anything).

But it sounds like you just want to crunch the numbers for CoC or ROI.

Sounds like a lot of work.

You can figure out if it sounds like the ideal professional for you to work with.  

It sounds like you have a great opportunity with that plot of land!