Social media.Take care of current clients.

Her only income is from social security and small pension, and the thought behind it is simply to use it to pay for a small condo instead of paying rent to some other person.

We have been getting notices from section 8 that say they cant accept the rent amounts on stabilized renewal leases.

Thanks @Mike HartzogI have been informed that this is generally acceptable if a copy is still available, but some states are cracking down if the original cannot be produced. 

It’s perfectly acceptable to list a property with tenants in place.

I did so when I accepted guests with several 5 stars and noticed they are not the 5 stars type but previous guests have been too nice obviously.

. - One other option is borrowing against your existing property but don't know if that is worth the risk- Some local banks or community development financial institutions might be open to giving you a loan even with your circumstances if it falls within their community / social mandates. - Even if the person you are thinking of can't help you, maybe there are folks on bigger pockets who want to go in on this with you esp. if you have the deal sourced...I can't tell you if any of these are the right solutions, completely depends on your specific circumstances but hopefully some avenues you can explore!

Unfortunately, our offer was not accepted and the seller accepted someone else's.

If yours is in the middle ground between those two they might accept it if you agree to a last-minute 1% rate/point hike.I stopped working with and offering true hard money some time ago because I don't like working for free, nor do I like having to be the 'voice' of the bait and switch without having any control over that.

Maybe she's sub-leasing part of her unit and maybe that's why she so willingly accepted your higher rate?