But these two live and work it and dont sell e ducation.

So your capital gain when you sell this property will be calculate against your tax basis and not against your mortgage as many investors expect.

Listings are selling for roughly 92% of their list price on average.

At this point I just want to get it back so I can sell it :(

It is a tough market but the money is insane so people just open business and run until they get caught and sell and open again. 

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

I have seen the post which in the day I think we would have called them blog posts and basically marketing whatever they are doing or selling..

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

On the bright side I think many of the scammers that sell you on owning 1000 units are being wiped away and maybe that kind of an opportunity will come back. 

Their customer service department is very responsive.When selling a service as taking care of everything and handling the complete process, this includes all forms, liabilities and considerations for that particular need.