Learn how to consistently hit singles and doubles, and don't be ashamed to take the occasional walk. 5 years is a very short time frame to go from no RE to financially free (although you may already have property, which is an awesome start). 

And, no apology is necessary, I understand there are many in the same boat as you.I totally agree with Dion, new note investors should not be thinking they will walk into a bank and buy NPNs at a steep discount, or even getting them to sell one note. 

If you can't get the seller to reduce down to that appraisal, consider walking away. 

@Steve Rosenberg - I appreciate your comments and am considering a video walk-through for future tenants.  

I didn't walk the house prior to making an offer and prior to closing.

Sometimes I get people asking for a walk-thru, and most of the time my units are full and I don't want to bother.

The next neighborhood over (literally across the street) is pretty nice, but falls in a different township that has higher property tax, and then the next neighborhood (about a 4 min drive and 15 minute walk) is much lower end, and while fine class C-ish area, you can't push rents much, and the village has its own income tax, so you will pay 2% of your net to the village...But back to first comment: take 4-5 days and travel to each.  

They walked me through the exact same package.  

Wait until she moves, do a thorough walk through.

Having 4 kids moving property to property was not always a walk in the park for us.