I don't know if any of this may help but all I am asking is for Advice,Stories,Experiences,Tips,things you'd do if you were in my shoes etc.P.S.

IREM is a good resource for PM stuff.There is really a lot out there and it's also good to put yourself in the other persons shoes - whether its a banker, lawyer, another investor, etc. and ask yourself, "Will this person take me seriously or am I just wasting time for the both of us?" 

@Shane Rasnak I was in your shoes a couple months ago and I decided on Allentown due to the strong cash flows.

However, put the shoe on the other foot ... how would you get a good deal on a fixer with FHA if they won't even lend on a property with something as minor as pealing 3 yr old paint?

There is absolutely a dollar value to you as the owner of this property, and as others have said, I would be all over it.But I will go a step further: put yourself in your tenant's shoes.

An example is a pair of shoes that sells for 50% cheaper in a discount store.HOWEVER, an INVESTMENT bargain in Real Estate is more to do with it's future price because unlike the shoes which is worthless after a while, Real Estate will either keep it's value or increase in value.I'm buying for an INVESTMENT bargain.I try to buy low income, low value, low cash flow to achieve high income, high value and high cash flow.It's worked for me for the last 20 years and every year I have heard that it's a big mistake to think you can predict future appreciation.I guess I have been luck 7 times (I bought 7 multi-family buildings) in a row for the last 20 years.

Put yourself in this guys shoes, he's getting calls left and right from a number of sellers.

If I were in your shoes and there is no urgent need for this money, I would instead roll your 401k into a ROTH IRA.  

I love hearing the feedback and methods from people in the same shoes as me and from someone like @Jay Hinrichs who is a seasoned vet and we can learn from him

While I feel for your and your girlfriend, try and put yourself in the shoes of your landlord.