Real estate investing is a journey I hope you enjoy the ride! 

Also been a tricky ride with working a full time job having a now 4 yr old and 1 yr old girls.

If you buy then buy to hold, buy with enough cashflow to leave you room to pull back rents in case the rent prices drop, so you could ride out any down turn that comes.the market is still hot in some markets but if you look at what is happening in the stock market today it is going to scare a lot of people.

Congrats, Its a heck of a ride I hope you enjoy the ride!

It's going to take so much hard work just to get back to $3k+ monthly income but I am down for the ride.

Maybe the contractor or property manager is taking you for a ride. 

I may be overly cautious about the tornadoes and hail risk in Oklahoma.

I have two offers: One offer: Deductible: $2,500 general issues and $5,000 for windstrom/hail damages.

People in this situation will string you along as far as they can until you finally get tough and say no more.... they are going to ride this wave until it crashesYou have already given them a very sweet deal...... time to toughen up and say that free ride is over.

I am assuming you overpaid for this in the dreaded 2007.. credit to you for riding it till now..your equity being between 25-30% in 13 years is brutal but you survived with the cash flow..