Then sit and be embarrassed that my 20 , and 30 year old self  acted that way for so long.

These sellers are typically mad, in denial, and embarrassed. 

Will not ask how this occurred to avoid embarrassment, but you're up a creek w/o a paddle, and IMO, you ought to be planning on a Deed in Lieu process to surrender the property and move out.

I am new to the game, just browsing the forums, and your reply probably just saved me some embarrassment and, more importantly, wasted time.Jesse

Tenants don't live in houses the way you might live in a house; one of the things you get paid for is the wear and tear people do on your property (assuming you've factored that into your rent); trying to collect extra funds on top of this is going to make your life harder than you will want it to be.I say this here not to embarrass you or as an a-hole, though it's OK if you think of it (or me) that way - it is meant to be cautionary to future people who might read these posts.

One was a hoarder house and the sellers were too embarrassed to let anyone see how they were living.

Ultimately, you need to understand the investor mindset, and be able to execute quickly, and okay writing multiple, or embarrassing, offers.

I have been investing for 8-9 years and I am embarrassed to say that I have only used cash to buy my properties.

I've been low key embarrassed to even ask for additional advice here.

If everything looks good, don't be embarrassed about offering too low.