I think @Lane Kawaoka may have missed the posts where your original intent was to buy a fixed asset and later convert it to a primary residence. 

If you're handy, I would find a condo that you could pay all cash and fix it up yourself, then rent or sell. 

On your first investment property did you chose a turn key or fix and flip?

Are you investing for cash flow or fix and flip?

On your first investment property did you chose a turn key or fix and flip?

I’d do the the basics yourself if you can but beyond that typically AC units are simple to fix and not super expensive

Update:  I called sears and they took so long that i just fixed it myself. 

So with other expenses like property mngt 6-8% ( i shop around, and this what the average people would charge), and cap-ex around 10% (im guessing), and fixing etc another 10%. 

And if you can't afford to make it a gift, then you should find other ways to assist.IF I were to ever make an exception to this rule it would be 100% conditional - learning about money management, meeting with me weekly to review your budget, etc.Simply handing money over to someone who does not manage money well is not fixing the problem.

Fix it up, get the lien removed.