What arena are you looking to play ball in? 

However, I am aware that commercial is a different ball game.I'm seeking advice from other investors who changed their strategy from residential or commercial.

No one has a crystal ball in regards to predicting the value of home prices in the future.Your next property can go up 20%, stay flat or even decrease in value.A lot of BP'ers are speculating we are at or near the top of the real estate market.

I know some investors in their 70's that played small ball when they could have sold an traded up.

I can easily see how by getting the ball rolling, I'll pick up momentum and have more and more activity to help transition myself to RE full time.

if so, you can at least look at the list to see the ball park where it should be.

You have a good plan of attack unfortunately while teaching her a lesson in regards to investing you are dropping the ball on teaching her financial responsibility.

She had several low ball offers and a couple people backed out after inspection.  

I played hockey or broom ball with friends at the local rink.

As for the appraisal, if it's determined the home is worth only $22,500 you are still ahead of the ball game.DO NOT RELY STRICTLY on ZILLOW.