Lots of schedule Es I can not read or understand.I obviously know my rent "income" and my costs (especially since I make NO positive cash flow money on it and mostly loose money (last year I lost "only" -$1175) so i want to know what i made in appreciation versus how much I lost per year for the past 20 years. 

There are a couple options at this price point and again, depending on your credit, you may be able to go up in price/put more money down, etc. https://www.zillow.com/saint-petersburg-fl/duplex/?

These buildings are zoned like hotels and have all the requirements you need to rent and make money accordingly. 

Its alot easier to learn and with a good boots on the ground agent that knows the market, you could make alot of money.

Let's use 6% interest just to pick a more reasonable cost of money (ie. not todays crazy rates).  

DSCR only requires that the rents be equal to or greater than the PITI payment or the ITI payment if you go I/O interest only.You can use DSCR for a cash out refinance, Purchase and even a "Rate and term" which is when you want a lower rate or get out of a HML - Hard Money Loan, Balloon payment, Adjustable rate getting ready to expire/adjust (Recast).

The rates don't make sense for refinancing, and I don't believe in selling unless I can move the money to an investment that moves me closer to my goals or life changes require me to sell.

Save money, invest in your home and don't skimp on that, and go to real estate meetups in your area to meet other investors and find out what their trajectory looked like.

I am wanting it to be a win/win situation for everyone so we all walk away happy and with money in our pockets.

In reverse mortgage short sale, if seller is died, seller's heirs have no motivation to do the deal with me because they do not get any money from it.