If you take the heloc to pay off siblings, I would still offer a big "Cash Now" discount so that they get paid quick.

Anyway thank you to anyone who can try and offer me a little help, it's greatly appreciated. 

You could offer cash for keys to get her out-NEVER hand over any money until they are out and you have the keys and signed paperwork that they are out of the property. 

You want prospective tenants to come see it, walk it, imagine living there so don't get in the weeds on the details or offer photos that aren't great. 

We are a Lender that works with first time Investors a lot, we can offer a more tailored experience for you. 

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

For the price, the property has a lot to offer.

Caring about the quality of the housing you offer and the way you treat tenants, does more for tenancy success than caring about their source of income (assuming it is legal and verifiable, which S8 is). 

We offer their Customer insurance and follow the state Lien/Auction laws.d.

Can you dig into a little more on the novation, why did the seller pick that strategy say over a cash offer?