I was out looking at single families and duplex's today.  My first day out looking seriously at homes.  One home I came across had the owner still there when we went in to inspect.  It turns out I know this woman from church, although she doesn't remember me.  She is probably 80 years old or so, has COPD with oxygen and is not very mobile aside from moving around her small cape.  She told me that she has to sell her home, but she has no place to live after it sells but she just can no longer afford to live there.  The home was updated in the 80's and is definitely an old lady home but aside from cosmetics it is in pretty good shape.  I went to the town and found out she has about $5K of tax liens and my realtor said she took out an $85K mortgage in 2010 to pay her husbands medical bills.  She told me that she makes $1,800 in monthly SS income.  The house was originally listed for $139K but is now down to $119K.  I am trying to figure out a way to help this lady by letting her stay in her home for the foreseeable future, but also so I can make this deal profitable.  After commission and what she owes on her place she will probably need around $100K from the sale.  If I went in after she passes away (whenever that may be) I would put new carpeting, paint, fixtures etc and have it rent out at about $1200/month.  I couldn't do any of those improvements now because she is living there and has boxes and stuff everywhere, so a refi may not work quite yet because I cant rehab it while she is there.  Any creative ways that I could both make money and also help an old lady stay in her lifetime home?  Thanks,