If you enjoy regular hours and not the drama of residential real estate as a broker/agent then you will like commercial.Many brokerages tout residential and commercial but most are small time dealing with a couple land listings and mom and pop type stuff.

I sold my current property for a considerable amount less than projected, due to a harsh learning experience and a vicious lesson of location, location, location.

It certainly could work financially but it must be like a drama a minute.  

The other approach would be to sell it, but don't expect top dollar on the sale, this is a project to turn around.Not intending to sound harsh or make this personal, so please don't take it that way.  

Well maybe crash is too harsh.

The fact is that low income tenants live a life of drama that ordinary middle and upper class people don't experience.

that would bring in about $50,000 to $80,000 per year after expenses.Bit of a mess, but I keep going round and round and I have to make some harsh decisions very soon.This is an attempt at clarification of my situation to some more experienced heads out there.Many thanks for any advice, James.

Now I know I kind of sound pretty harsh on that last post, but I expect you to make a pretty good living in real estate investing.

My point was these boards will often deal very harshly with unlicensed people who should be licensed.

But you could definitely threaten them with that- maybe "threaten" is to harsh - at least let new tenants know that if they try to use the deposit as last months rent you plan to take legal action.