I've been attempting to find loan repayment options as I work in the medical field but don't think that will happen unfortunately.

So moral of the story, do not be afraid to get your hands dirty, Learn a new skill,  if you can do the work or save yourself 2-3k, when starting out that's huge!

Cap rates for quality are generally 7 to 8 range for medical office.

You are in the same situation a lot of us are... coming up against institutional lending hoops, and not skilled at raising money any other way.  

For example, you can deduct certain medical expenses in NJ, but not in Pennsylvania, but in Pennsylvania you can deduct unreimbursed business expenses, but not in Texas, because there is NO income tax in Texas.Jim Kennedy CPA 

I think it depends on your skill level and comfort - me I am all about that sweat equity and why pay someone to do something I can do myself - with one caveat - if you can do it room by room do it yourself - if it involves emptying the entire house it may be best to leave it to a pro if the house is full of stuff.

One thing that will kill your opportunity on this potential deal is if there is a Medicare/Medical claim against the estate depending upon how large it is but that would be the PR's problem.And remember think of all the assets as a title problem.

Having knowledge and skills is about the best you can do if you don't have money, lawyers and guns - until you do.The question is not so much how to protect yourself from the government, because such a thing does not exist.

In early February we moved her to a skilled nursing facility.

Starting out I suggest you just wait on the court issues as that requires some skills in dealing with attorneys and the court system.As Michael said, you can certainly approach an owner.You might take an option and then step out of the way for a buyer, you'll need to read about this strategy, but it can be a low dollar start.But really, you need to find investors, flippers and landlords and find out what they want if these guys are to be your buyers.