Also, I would appreciate any advice for how to show a house that the tenant is not keeping in good share (mainly pretty filthy bathroom conditions?)

If he's still going to make the mortgage payments for the next 6 months until he buys her out and gives her enough money I'm assuming to be able to some how qualify for the refinance, or some other purchase, then I'd tell her to wait.The main thing is if she can't afford the mortgage now, how is she going to qualify in 6 months from now? 

Overnight the ceiling in the main floor bathroom of our four plex collapsed due to a water leak.

Glad to hear a nice comment about SF and sounds like you might have dealt with claims and hopefully nothing drastic resulted from any one of them (I mainly regret placing one for a small loss but live and learn). 

@Shital Thakkar  I don't have very many homes in the Dallas area, I mainly focus on homes in Wichita Falls TX.

Mainly looking in the sub-100k range, looking for turn-key and managed by PM.

In addition we are tracking to clear about $1mn this year.Our main issues are that we are technically homeless, and based in CA with 0 assets and are getting absolutely crushed by taxes. 

I wouldn’t mind getting some fourplexes where income wasn’t the main concern but rather a place to spend winters/summers/etc.

And a lot of time and money redoing a main water line.Is this legal?

Their main office near LA would be Hawthorne.