Adding bedrooms to both units sounds like a game-changer for rent potential. 

I get get really good prices for home games, graduation, ceremonies, moving kids in and out etc.I get all these bookings from VRBO.

Im new to the game.

This is not a get rich quick game, it is long and slow.

I'm taking votes, if anyone is game.

By house hacking It lets you get in the game with minimal money down (3-5%), while also covering your mortgage and gaining real-world landlord experience.

Because most owners of commercial properties are highly seasoned and have net worth of 8 or 9 figures and the ones who DO NOT often have counsel from very experienced people in the business to guide them properly when they want to sell.Commercial is more relationship driven dealing with higher numbers millions to tens of millions or more.Wholesalers might occasionally get a smaller commercial property but often at inflated prices.Experienced sellers can see through the wholesalers GAMES.

Issue two is that because it is essentially a game of telephone, there are delays and many misunderstandings. 

How do we get back in the game while minimizing our risks on one income and with two kids?

There are tons of options but pick one a lot of the learning is in the doingSteer your own ship: If you have solid fundamentals in terms of deal analysis, your biz plan and what a good deal looks like you'll have less issues as it pertains to staying the course and underwriting "deals" sent to you by agents and wholesalers (most won't make sense, that's part of the game, just move onto the next one) you as the buyer are the key to the transaction get to the point that you know what works for you and walk away from what doesn't despite external pressures Learning about funding is easy, dont sweat it.