They sign the contract, hoping to find a buyer willing to take it on.Instead, go in with a maximum offer in mind from the start.

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

Quote from @Ingrid Hussey:First I would check with local and state laws on this...

On another G.R. house, I have used a program through the city "Get the Lead Out", a somewhat more popular program for some time here. 

Always happy to help.

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Louis in general so just wondering if people have had success in this area and what class would they give it?

Of course I did that.... before even posting on Bigger Pockets, but I'm not seeing anything specifically about this company, just a bunch of businesses with similar names that do construction.  

Please add supporting links, documents or links to sources etc to your response if possible. we need more information as what you wrote in your posts is not making sense.