I was willing to spend to protect our rights. 

Terrific...https://www.nmhc.org/news/press-release/2020/apartment-industry-urges-sba-and-treasury-to-amend-paycheck-protection-program-to-enable-multifamily-participation/

In these scenarios, business interruption insurance could provide some protection.

Here you will find what the real players think of the market and what it takes to land a deal.Hope all is well,-James 

I prefer assistance agencies in C class areas because it protects revenue. 

@Chris Mason's experience is similar to my own, where there are very few players.

Obviously, updating a kitchen or bathrooms are big and doing projects like a needed roof to protect your investment are key, but what about room layout? 

I know it makes more sense for legal protection, taxes, etc to have these properties under an LLC, S-Corp, or another legal business, but I'm not sure what that process looks like.

Ron legrand mentioned optioning the property to myself for a low amount to get it into a tax protected IRA account.

In other words, conventional lending happens in an environment where each party is acting in their own interest, not the interest of the other; the lender will want to see a sales price based on appraised value; the desire to provide a great price for a family member can get in the way of establishing a loan on appraised value, this is especially true if the purchasing relative has little or no down payment; family members may "gift" equity in a transaction to reduce the amount of mortgage money required, the lender must still be satisfied about appropriate value to protect their loan, gifts have tax consequences and IRS guidelines govern gift amounts. 9.Seller-Assisted Down PaymentsNonprofit groups formed in recent years offer down payment money to certain buyers; the payment is linked to a contribution to the nonprofit by the seller, but the pathway is not hurdle-free, assisted down payments may be barred in certain situations; simple and attractive way to secure a buyer who is otherwise qualified but struggling to find down payment money; nonprofit provision becomes part of the purchase contract; nonprofit receives the contributed amount, plus a processing fee, from the seller and sends the funds directly to closing as a credit to the buyer; the funds do not go directly to the buyer; sellers may be tempted to increase the price of their property to pay for the down payment assist.