Complicated Real Estate Issue

Hello - I'm just waiting for an attorney to contact me in FL. but I thought I'd post this anyway because I'm so worried that I will lose my home soon. I was raised by my grandmother and her sister (Bettie). They have both passed away now. I have no family left except for my 3 children which I raised as a single, working mother. My Aunt Bettie filled out a quit claim deed before she died of cancer approximately 17 years ago in order to include me in ownership of her townhouse which she owned at the time with her sister (my aunt also) Helen. Aunt Helen lived in the townhouse for about a year after Bettie's death, but because she was not able to care for herself due to multiple strokes she had experienced my cousin Tom (not her son) obtain guardianship over her and placed her in a nursing home where she has been for the past 15 years or so. Helen has no children and due to her long stay in the nursing home she has depleted all of her money. She is now on medicaid and still living in the nursing home. Since the original title to the property was established as a "joint tenancy", and Bettie has passed away, Helen and I are now joint tenants of the townhome. The problem is that for the past 16 years I have been paying the HOA dues and taxes on the townhouse. I moved into the townhouse 15 years ago due to a divorce, and raised my two youngest children there. I have spent a great deal of money in improvements over the years, but if I was run over by a car tomorrow my children would not get any benefit from it as the property would then be hers completely. She will never live in the home due to her advanced age and medical condition. I have contacted Tom numerous times to find out what the status of our ownership is because, in the State of Florida, when a person lives in a nursing home on medicaid one of the provisions is that you must sign over all of your property to the state. Due to some recent problems in my life, I have fallen behind on the mortgage and the finance company has initiated forclosure proceedings. I cannot refinance or sell the home because Tom will not sign any paperwork...even though there is a great deal of equity in the home. The mortgage is approximately $35,000 and the townhouse is worth over $100,000. I am desperate and need a starting point somewhere. If I lose this townhouse I will be homeless.