Right now, going on your own, the odds of you exhausting all of your leads before ever getting paid on one is like drawing in hopes of filling an inside straight.

All avenues of reset have been exhausted; some people just gotta go.

I have exhausted my funds and need an additional $4,000.00 or less to complete the project and pass inspection.  

It's exhausting!

You did not disclose what kind of saving you have, which is fine for privacy reasons but I would not exhaust ALL my cash reserves to pay off the cards.

You may exhaust more money and time to get the education and licensed than you anticipate and end up not liking it.the best job to do is the one you're passionate about. what are your skills and interests?

The fact of the matter is that MLS listings are nearly exhausted after teams of acquisitions agents scour through them every morning and with regards to realtors, their expertise is typically not that of an investment background.

Make it easy.This is not exhaustive, but was curious for those who have gone down this path what else you may have learned so we can continue the education process for others.  

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

All of which can be accepted, modified, or completely rejected by a bankruptcy court judge if he finds its in the best interest of the majority of parties concerned not withstanding the agreement executed by the lender and borrower.