In this market, however, there’s not a lot out there so some people are using direct to seller marketing and are finding success that way.

I know I'm not directly answering the question, but I hope I've giving you more to consider.

A lease option would be a great solution to her problem since she is not in a hurry to sell bit is stressed, however its an older house and needs a lot of work hence the low ball offer.

In commercial I stay busy with direct clients.

The biggest factor is not directly related to the HOA but other market factors.  

Use with caution.Self-managedIRA/401(k): Being that you've got a side business, your best option would be a Cehckbook401(k)- use it (a) to invest directly in real estate as a plan investment or (b) from which you could get a loan, as above.For helpful info:PrivateLendingIRA401(k)RealEstatePersons that are and aren't "disqualified"

First solution that comes to mind is to install a sprinkler system, but of-course there is no guarantee that tenants will use it.

Or did you pay it directly to the wholesaler?

A HELOC may not be the best solution for you but we handle mixed use refi all the time

Also though, if further solidifies my point, have a great relationship and tons of possible solutions open up.