Cash flow is a little tight, but appreciation has been healthy and sustainable.

perfectly healthy trees falling ect it is usually considered an act of god or something along those lines and they should go to their car insurance.  

The fact that there is not much appreciation can be okay, as long as you have healthy cash flow.

And even if you refinanced into a 30 year mortgage, it still doesn’t seem that you would cash flow.Unless you can raise rents and Refi into a 30 year term in order to have a healthy cash flow, then selling is probably your way to go.

with no further impact to your credit score#2 - your credit score WILL RECOVER with healthy credit habits. 

You said it best, trust is a two way street and may I add, we all need to trust each other a bit until there is reason not to, if maybe even only for the sake of our mental health (not healthy to live that paranoid all the time over everything). 

Indy's population growth between April 2010 through July 2018 was 5.7% which is a healthy growth rate.

So my parents are separated in age by 14 years and my father's health is declining a little more rapidly than expected. 

Otherwise, it's just dumb luck if I ever click back on this post to see your response.To be clear, I'm not saying there is never a reason to buy a property if it takes more than a 15 year note: but if you're able to do that and still cash flow then in my view it is very likely to be a successful deal that will make you smile. 

Personally, I like to watch inventory over the 200k mark because I think it's a very healthy way to track the market.