I guess the main reasons I’d want to keep the house are 1) ego - to be able to say “I own a rental property” and 2) hope for things to magically turn around and one day sell for profit (gambling...)What would you do in my shoes?

To me, one is an act of kindness, the other would be funding what equates to a gambling addiction.I'm glad I'm not in your shoes. 

He became a devout born-again, ditched all his gambling buddies and started spending all his time in church.

I see it as a form of gambling. 

However, that's a gamble and not a good business model afaiac.

A 720 probably would have got me a slightly better rate, but I didn't want to wait and gamble with the market if rates went back up higher.

Come on, you're smarter than this.This person might be a great person to have play dates with kids - but still be a terrible gamble as far as a tenant in your investment property.  

Before I just chalked it up to karma, if I really didn't want to pay for a lawyer, I'd at least take the gamble of representing myself and bringing my 3 witnesses. 

You're gambling for a chance of appreciation with lesser cash flow.

How bad do I want to succeed.How bad do I NEED to succeed.To be done of this life sucking stinking job I am currently doing.To double check if you have enough money in your account before you buy anything.To double doubt yourself when you want something if you REALLY REALLLLLY need it.To get out of this ugly house and find a new house you can be happy in,To go to Thailand on a whim and stay there for 3 months simply because you want real thai food.To realize it is not the money that matters but freedom.HOW bad do you really want it?