If this is a really low-level, d-class property in an inexpensive market, you may not have the margins to replace the flooring and the sale price difference may not cover it.

He started his own business two years ago and is doing very well, but as most of you know small business owners pay a lot in taxes so right now our income level does not look very high.

I'm interested in learning as much as a I can and connecting with some locals of varying experience levels.

20 year guaranteed level term would be reasonable to look at.

I agree with not placing any ac, furnaces, water heaters below the flood level. 

How much did it cost to get the NOI to its new level?

Inventory is there, but really has come to normal levels the past 2 years.  

I would love to tell you to be warm hearted and give them a desperately needed break but,your rental doesn't sound optimal for her poor health to deal with safely.They need a one level ground floor unit to keep her safe and you away from a potential lawsuit.The first time she tumbles down the stairs and gets hauled away in an ambulance you are going to hear from their attorney crying "Well you should never have rented to them you greedy slumlord!!"

Conventional Loans (which require higher down payment levels)3).

I think this deals greatest value is the equity so that's what I go after, through a sell.