In fact rent control in short run raises rents due to the increased risk associated with not being able to easily get rid of poor tenants. - low vacancy.  

Eminent domain does not work that easily or simply. 

You can EASILY pass several million to your heirs tax free and avoid at least a $1M in taxes if you spend anywhere near 20 years investing in real estate. 

You can easily find this online but I will message you directly with some additional info. 

It could EASILY be outlawed the next day with no grandfathering.

This is not including any financing costs and closing cost which can easily bump that number to 23k. 

This could have easily been replaced with code/AI.

Who cares about lifetime interest costs, except to the extent you can easily lower them (refinance to a lower interest rate) to increase your cashflow.

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment. 

@MIchael McCUe   I get it, it feels like an incredible weight that you could easily lift with bankruptcy.