A syndication is going to provide a stable return year over year and you will be along side a very experienced investor.

However, at 44 I am not sure if you and your wife want to live alongside your tenants. 

I'd really like to do a partnership deal with her so she can have some ownership in it alongside me and I can put less money down (we will do traditional financing).

@John BiehlHey John, feel free to connect if you need someone to ask questions or run numbers alongside you on any deals.

I'm so grateful for this wonderful community and I hope to grow alongside all of you!

My company functions as a investment/consultation company giving everyday working professionals the opportunity to invest alongside a full-time experienced flipper.

Depending on your goals, you might be able to put your investment along side that of others, and get what you are looking for, even in an expensive market, or a large property.  

Also, I may have misunderstood, but have you considered teaching your kids how to invest alongside you? 

If you setup a marketing campaign to buy properties for yourself, and a network of other investors alongside, then you can keep the ones you like and sell the rest off as "wholesale" deals to recoup your marketing expense.

CERB should allow a person to pay for housing which for many should be up there in priority alongside food.Some ideas, if possible in your area, to sway the tenants viewpoint that there will be no adverse affects other than an eviction.