We are really treading water and may think is a 1 or 2% rate of appreciation with your rental, may actually be a loss over the long term.

Can find a partner on here, your unit (tread lightly there) or family and pool your resources (money, time or expertise) together.

In fact, we try live on my partner's income (the smaller one, though our spread isn't quite as dramatic as yours) and invest mine in a combo of equities and real property.I would caution you to tread lightly and do lots of up front diligence before buying a commercial entity and quitting your day job.

I can put laminate over the treads and have the contractor just paint the risers.

Your treading on SEC territory; old people, money, partners or borrowing it... a great way to get cought up in security laws and spend time in the clinker.

While there are some deals to be found, tread very lightly and be especially careful working your comps.

@Jason Henning, You've got a golden opportunity here but tread carefully.  

I have been treading slowly in regards to syndication etc...Right now I have 109 front doors in 7 apartment complexes and 7 single family in NE Ohio. 

Of course, the OP knows actuals instead of just my assumptions.Bottom line, it's likely a treading water investment now with a neighborhood upside... if I had to guess.

Tread carefully and make sure you follow the proper timeline for notifications.