Purchase price: $240,000 Cash invested: $60,000 purchased this distressed duplex using owner financing for $240K and a $60K hard money loan for renovations.

When I purchased it I simply based my offer on the numbers that made it work using the BP Calculator.

A "miserable corporate job to no where" isn't all that bad - health insurance benefits, 401k matching, probably some sort of discount stock purchase plan, stability, lenders like it.

You are definitely going to want to get a lawyer and as soon as possible.This will sound harsh.In your story, you have made a number of very poor decisions about how you purchased and managed this property. 

Purchase price: $255,000 Cash invested: $51,000 Second property, bought soon after the first multi-family.

Why do you think purchase contracts are so long and have such small print?

If this is your first real estate purchase I would stay away from auctions, there's too much risk involved especially with where price points are in your market.

You may get better results by purchasing a duplex, triplex, or fourplex.Here's a guide that describes what good cash flow looks like and how to analyze a property.

Purchase price was $245k, rehab was $35k, and ARV is $330-350k.

I actually purchased a SF house with a two story detached garage in a nice area of brockton.