I would purchase a duplex (or even better, purchase a SFH with as many bedrooms as you can afford and rent by the room), and then slowly improve the property. 

Next year will be even better with improvement that are constantly getting made as this is not a set it and forget it business. 

I don't know your skin thickness but know I do it with love and care for your improvement, there is no insult meant by any of it but fact is we all gotta suck, learn and try again before we get great, right. 

Quote from @Aaron Kuehmichel: When the tenant requests an improvement, it's OK to say no.

Has your property been improved by getting the WH?

I'll review any feedback and try to improve as a real estate investor.How are you going to get anywhere as an investor if "I do tend to be someone who ask questions and only wants to hear what they want to hear"?

. $10k in debt does not seem like it is worth filing bankruptcy as you also will have the filing fees to file bk and if you use an attorney it could be another $5k, To me if you can save $10,000 a year then start saving and pay off that debt, as filing bk will hurt your credit wehere paying off these debts will improve your credit.

This negative initial cash flow improves quickly.  

It is my belief your current situation is not a bad position (it is a goid position that will improve with time).  

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!