I have learned from experience that clear communication is far better than attempting to conceal the sale.

I know, there are plenty of red flags there, but I do believe it is worth the risk when I consider how happy it makes my wife, how life-changing it will be for the family, how minor the financial impact will be on me, and how it gives me the opportunity to practice the steps of real estate investing with forgiving tenants.Finally, I am going to attempt to self manage as nothing comes close to cash-flowing if you include PM costs.

attempting to respond earnestly to your post - Satanic ritual abuse is a real and serious issue that often goes completely under the radar for many reasons.

Even paying it late they're obviously making an attempt, which is 99% more than most tenants would do.

This may turn into a class action suit, but I think it's better to even be first to the punch before that.My recommendation is that you be first in line to hire an attorney to attempt to get part of your funds back.

Over the past year, RTR has over 50 emails back and forth with this investor and mngt, attempting to sort out solutions.

I would attempt to negotiate with LL the scope of work required for the discount.  

I am attempting to purchase a triplex and a duplex on a single 2.5 acre parcel.

Patience can be your best friend and if you attempt to over leverage a property it can come back to hurt you.Some will recommend buying subject 2 where you could take over an existing mortgage that could be at a substantially lower rate - but if the lender finds out and calls the loan that could also be very bad.

I will attempt to use Wise.