With all of this information at my finger tips it would be difficult not to take action! 

But be careful – they are addicting.Welcome to BP.

But can't afford to keep the property or can't live there because of care needs? 

The great thing about buying SFR for a cash flow rental property for the long term is even if values drop in the short term because of a down economy rent prices increase because no one wants to purchase housing when home values are falling.You just need to be a little careful in the area that you are trying to invest.

Recently i have been leaning towards a 4 unit for the reasons you have just listed and thanks for the double analysis tip will definitely help keep things organized for me.

Go over the current leases very carefully you will have to live with them until they are up for renewal.

*Edit* Very important tip!!!  

@Tim Hertz Congrats on your Duplex, that seems to be the common theme for Newbies.Your are correct, minimize risk by purchasing right and for me keeping emotions out of itThank you Tim.I have another offer I just put in on SFR, this one requires no rehab, essential a turnkey (not by real estate definition) I offered CASH (they say cash is king)Crossing my fingers Take care Brother 

I've been turned on to great books and tips and trick in just a few weeks of reading and listening to the podcasts.  

You will have to take care of this debt to move forward in your investing life.