As far as consumer debt goes, I don't play with cars or cc' s or any of that. 

@Jon-Michael Cortez-Alonso not sure how this will play out for you, but every legit lawyer I have met won't touch wholesaling...attorneys only get one license and when you knowingly draft docs that will be used to mislead consumers and ultimately result in brokering deals without a licenses...well...There are probably a bunch of bottom of the barrel lawyers you can connect with to get the docs you need.And yes, brokering deals without a license is illegal in nearly every state in the country...

Start an eviction process as soon as the tenant default, best case scenario you work out a deal and drop the case, worst case you move forward with the eviction and you didn't lose precious time trying to make things work (guessing you're in a C-D areas of Detroit, tenants are well aware of the process and like to play the watch to stay in the house for free as long as possible), navigating the courts since covid is a lengthy process so the sooner you start the better. 

The big question is it worth it to get into the 12 unit building for the long term play of holding for retirement passive income or not pursue it and and try something else that may or may not work out.

I was going to play it safe and stay local in my Tampa Bay market, which means the cash would be a down payment for a multi family property in my area since everything is so expensive (also rents aren’t amazing, 1% rule doesn’t apply in Tampa’s market).I am now tempted to try an out of state market where I can use that cash to buy a multi-family property outright and then cash out refi to buy another multi-family.

You can't win if you aren't playing your cards.

Is it a family area that tenants would want a family room/play room?

Letting a Government run your business is not my cup of tea....Having said that, if you can tolerate the Govt being involved, you can make a lot of money...just play the game.

Looking for value add opportunities is a good play to build equity into the property so that you can refinance into a conventional loan once you hit the LTV requirements.

Moral of the story:  If you don't mind playing their game and jumping through hoops, you are covered for surprises on your personal home purchase.