You are now playing the "other man's game" and ought to recognize that your training and skillset probably needs enhancement.

It only proves that we have to continue learning to enhance our businesses every day!

Credit Enhancements: A loan to provide improvements to the property.

It will give the extra mile of paying low taxes ( enhancing total return of the investment).Finally, after analyzing the investment, if you can really afford the negative cash flow, go for it.

A year and a half has gone bye and I realize this money is not going to last for my entire life if I don't start living very conservatively even with the investments that are made from within the trust, or enhancing my income. 

I've also instructed my PM to put a 3 day notice on her door this coming Tuesday as an additional enhancement to make sure she keeps her word to "pay by Friday".  

Rents have been on a terror and vacancies  virtually 0%.

versus the additional rent you can earn both from the enlarged lower unit and the enhanced (with a deck) upper unit.  

These are just some suggestions to possibly enhancing your experience and holding on to your ambition of using the 203k.

Thank you all for the votes - I really appreciate it - it makes me feel good when others like the creative real estate formulas that I talk about - It has taken me many years of investing, taking seminars - getting good and bad advise and Trial and Terror - but in the long run it has paid off.