I agree tougher words might not be easy but, you can not afford any of this and at your age will die upside down in debt in 40 years from just what you have here in debt. 

This may not be necessary depending on the age and location. 

There is a calculation performed each year based on the account value and an age factor (perhaps yours, perhaps the deceased original account holder depending on certain variables). 

My daughter will eventually grow up and reflect back.

But you're right, once you view it rationally like that, it can remove the emotion and put you in a position to learn and grow from it (which is exactly what happened to me here). 

If held the full 10 years 1 day+ they would avoid the tax completely (potentially...assuming the investments grow as they should) based on the FMV and the gains would tax free as well.  

@Felicia Richardson I basically just found neighborhoods with duplexes that I felt matched my criteria (safe, in reasonable shape, strong rents in areas that were either growing or would remain stable), used Zillow/Google Maps to help get the addresses for all duplexes those neighborhoods, and then typed the addresses into the county assessors website (not sure if your county will have a site that allows you to search properties by address, but ours does).

Also ask your agent if there are any factors on the house (age, not updated, location, etc.) that is affecting the rates. 

I had been doing everything on my own for the past 10 years, and felt I needed to expand into a physical location to get support staff and grow my business.

If you can find houses with weed growing through the walls like I buy, there is more opportunity cuz most people get scared off ;)