I dug myself a hole, now I want out.

My mother died 2-1/2 years ago and left her
house to myself and my sister. My sister was living
there taking care of mom for about six months. Now sis and her
girlfriend are living in the house. Both in their middle 50s.
Since she was helping mom, sis's name was on the bank account.
The cash assets left were about $20k in a bank account with sis's name
on it. And about $20k is what I gave mom to live on over the later
years. When I ask her to send me half (basically my own money) she
said, she needed it to fix the house. The lawyer said her name is on the
account, it is her money. Now 2-1/2 years later, the money has been
spent. The house has no repairs.
I would like her to have the house, (It is all she has except debt)
but I am reluctant to give her a contract, because I don't think she
will pay me, the first time money is tight. (money is always tight for
her). The latest, she is trying to get here finances straightened out so
she can get a mortgage.
She works about 30 hrs a week, and I doubt she will get a mortgage, I
think this will just delay a sale until next summer rolls around.
Property is in the north, not many sales in the winter.

I'm looking for options.

She has a 50% equity in a $45,000 house. Any thoughts how to extricate
myself from this with some money.

I could make a contract, what clauses could I put in so I could get them
out if they didn't make payments or maybe subtract all delayed payments
from her share at the sale. (not what I want)

I just want out with as close to $20k as possible.

Mikek

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