If you give the Exact circumstance and fees instead of being cryptic about it, perhaps we can offer an opinion.

@Pat McQuillanAs already noted by @Ashish Acharya, a single-member LLC taxed as a disregarded entity has no tax advantages, only potential legal advantages.Depending on your residence and your facts and circumstances. 

In my circumstance, would a condo buy a good buy considering I will put no money down

For my circumstance, using a VA loan, I will have to live in the house for a year before moving out.

-Never under any circumstances should you pay a contractor up front.

You people are amazing and you are my salvation and I'm so very grateful to have landed here . . . even though I wish it had been under better circumstances.

If giving the investor equity the circumstances get much more complicated.

There are no eviction-worthy offenses (as far as I know - more on this later) and she has told me that she will never voluntarily move out under any circumstances.4) The tenant is allegedly handicapped although I am doubtful whether she has any documentation to that affect. 5) Besides the aforementioned concerns, I am also concerned about legal liability over the same concerns.

Are there additional circumstances with the property and/or borrower that that make you think the lender would accept a discounted payoff?

Given these circumstances, I wouldn't assess a late fee.