DonYour client bought the condo as an investment property?

It was in a very desirable area, so the market supported it's improvement more than the cost of the actual improvement.

She has the clients, she has the money to lend, but she does not know how to go about starting this the proper way.

I have a client who's son does lots of that for agents.

As a local agent who specializes in multi family purchases, I have echoed many of the same principles to my clients.

My buyer clients here are having trouble selling there home in State College PA. 

You and this tenant have definitely started off wrong and functioned poorly for 3 years.Get your own tenant and reclaim your profits.Then see if there is a Landlord Association in your area that you can join and start attending local meetings to get local support and information.We want to see you successful!

Hi Kenneth, I own LIV Indy, which is a full service brokerage serving investor clients.

What I wrote above does not create an attorney/client relationship between us.

I think that depending on your brokerage's location that can be something to try.Trying to convert FSBOs to listings is another tried and true method of getting clients/listings, it's not easy but you can have some success with enough effort.