I currently own a few single-family rental properties that have yielded excellent returns based on my projections.

I’ve bought coconut tree lumber for widows to fix their homes, bought a toilet for another widow and funded the purchase of piglets, eggs and bread to start livelihood projects. 

Oof, that's tough. as a realtor I'd say you need a CMA from a realtor (or someone with MLS access).

I had hired an out-of-state investment consultant and project manager who both turned out to be a complete disaster.

As you mention, its rare to have a project get completed on time and on budget.

Over the last year we have been working on rehabbing the home which has, like most projects turned out to be a bit more than expected.

Good Offer Price: Without knowing the current bleeding amount, it’s tough to give a precise number, but generally, aim for 70-80% of the after-repair value (ARV) minus the cost of repairs.

If the lender gets spooked by the transfer, they could call the loan due immediately, and that could be a huge problem unless you have backup financing ready to go.2️⃣ As for conventional lenders doing a rate and term refi with a second loan in place, it's tough but not impossible.

Andrew, honestly just keep going.You'll be worth 8 figures soon.Not many people love their jobs, but it puts food on the table and you are clearly good at it if you've been doing it so long.Use some extra income to start getting into RE investing.If you get a seller to carry 15% in 2nd position, you just need a 10% down payment.Its tough to do but everything in life takes sacrifice.

But... the market is very, very tough right now, and what I tell everyone in your position is: if you're serious about it, you have to pick a market, go to it in person, and be willing to spend time in it in person, building a network and getting to know it.