I do not over-improve rentals.  

You should do a search and read the actual text for yourself, but I'll sum up.Assuming a tenant otherwise passes your screening, you can not deny them based on a disability (or their need for specific improvements for that disability).

@Jonathan LipsonPhone call or in person will significantly improve your chances of putting a deal together. 

I would push for the 1 year lease and sell her on the idea you have no intentions to end the lease if she performs for the 1 year.  

I then performed cash-out refinances to pay off the HELOC loans and lock the properties into a low fixed rate mortgage.The difficulty was, in my own personal experience, doing cash-out refinances is more expensive and the rates are much higher than conventional financing.  

Past performance may not be indicative of future results.  

(Assuming the numbers work)-Inquire with bank about their willingness to sell current note (depending on performance) at a discount.

Now get a job that pays as much as possible that will improve your creditworthiness and if at all possible allows you to make some inroads to being a connected investor. 

You stand to work your butt off, improve the building with your funds, hopefully improve the income.  

Check public records to find out if water, sewer and other city improvements are paid for or not.