As if I wasn't feeling bad enough, I almost didnt even tell him at that point because I felt so guilty but somehow I was strong enough & told him the rent was going up $40 - He immediately said 'WHY' and I told him listen insurance/taxes went up for the last 2 years & I have been taking the loss but I cant take the loss alone anymore. 

After talking to many brokers and property managers I did not felt there is a strong rental market.

@John Matthew Johnston without committing fraud.

If you are exceptionally strong borrower they will work with >20% down. 

Remember, investing in a property is on average at least a 5 year commitment.

As suggested the solution is to send him notice to not contact you directly in the future, block all communication,  and I would strongly advise that you tell him that you will release him from his lease and, if your state codes allow it, you will not be renewing his lease. 

Attempt to transition to a new job as quickly as possible though possibly having to dip into my Roth IRA, but hopefully still having the option of taking out a mortgage once I secure a new job being that my credit score and other factors are strong. 

I buy for cash flow first in markets that are strong and growing.  

The bugs have had 107 years to munch away.I strongly suggest that you include a home inspection contingency in your offer to purchase.I don't know how sharp these sellers are, but I also strongly suggest that you have either a good real estate attorney or a Realtor represent you in negotiations. 

Aside from understanding how to build the buildings and how much they cost, you'll need to know how to understand how to analyze deals at a higher level to see if they make sense - what are the rents/sales you expect to achieve, what are your financing costs, what's the timeline....I would strongly suggest taking real estate and/or corporate finance classes as well - preferably as a minor if you're able to.