The HELOC might be enough to bridge you into a post-covid environment where refinances may be easier.

She would have thrown herself off a bridge before she would have shut down the god damn economy over a her (a little ninety year old lady) not getting sick.  

The tough part is bridging the 2 year gap from no W2 to your rental income counting as your own income. 

Properties by the lakes and Hartley Bridge also do well. 

She has some other deals in the works (selling stuff elsewhere) and is considering hard money ad a sort of 'Bridge'

I always have several backup plans and I make it a point to avoid burning bridges so that I always have lots of employment options. 

He is local also and does bridge loans.

You could certainly go with a Hard Money Lender or Private Lender, but depending on the loan size, LTV and sponsor experience, this could be a candidate for a bridge loan from a commercial lending shop - more expensive than conventional/bank financing but not as expensive as HML or PML.

Think about tenants who not only don't have savings, but also don't have many things people rely on during these times to bridge the gap.

We offer Bridge Loans, which usually yield 15-20% returns and can go anywhere from 1-12 months depending on the project.