If you have weak tenants but below markets rents then it can be a benefit for them to go out as with a superior location the national tenants will usually pay premium rents to be there.In that case you get a double boost in value.

This mentality has lead me to look for partnerships to bring in as credit partners splitting my potential profits in order to help me take this step.I would really like to get 20% down conventional or  hard money loan.

Consider refinancing with a small down payment to boost cash flow.

I would use them as mental resources but unfortunately in their old age they are beginning to become quite forgetful etc.

Whether or not you're happy really depends on where you are mentally and not where you are physically though.

Once you know you are thinking like an entrepreneur and not w2 employee or victim mentality than you can get more specific with real estate sales books or rehab estimation books.

That mentality will get you nowhere. 

What you don't know is it (at this point) you're mentally bidding against yourself.

There issues of safety, mental, lease, and legal.

I am very good at renovating(not a contractor though) and I want to use these youthful years I have towards working hard physically and mentally to achieve my goals .