You could potentially try to do owner financing and try to work out more lenient terms that work for you and provide him a steady income.

Go virtual (zoom calls), you can have breakout sessions, have a similar format: what are the wins, what's holding you back, what are your goals or action steps.

The numbers seem to workout but not sure about living next door.  

The rate are slightly higher so depending on why are you looking to refinance that may play a factor into if you decide to actually refinance or not.Sucky situation but there is still hope that you can get it financed assuming the numbers still work out. 

I hope it continues to work out. 

I would really appreciate some guidance on a current deal that I am trying to work out for my mother.

It's also commonly said that loans are non-recourse, so the borrower is safe in case things don't work out.

I am interested in your story on the house hacking goal and how that will workout for you.

I also like to work out, bike, hike, and really anything that will keep me active.

Work out a buyout but do not put her in control of placing your next tenant.