The common phrase I've heard over the years is the best time to buy real estate "was 10 years ago".If you buy with cash flow and have financing that doesn't have a short-term balloon, you should be able to ride out any storm and be positive on the other side.

All of my properties have been cashflow positive and appreciated due to right timing and neighborhoods.

I have noticed from my mentor and other accomplished developers (Lucky enough I have a mentor who developed 100s of projects worth 100s of millions) that once they know a deal makes money they dont talk very about EXACTLY what everything will cost and RARELY how much they will make.

Hang in there.Once the kids are grown, you have saved plenty of cash and your credit is spotless you will be able to apply that determination in a positive way.

@Corey Walz  Starting off I was about in your position, no downpayment funds yet. 

I don't want to come off as begging or this little fish that no one wants to notice either. 

In LO/CFD its too easy to get labled a preditory investor and be in a weak position if things blow up. 

I gave my tenant a notice of termination due to unsafe living conditions.The tenant is pissed and I am sure going to break things and sue the **** out of me can I just let the house foreclose to get out of the lease and can the tenant sue me if I let it foreclose?

If you flip that around you make it more like they are part of a positive process that will help another family. 

I am not much concerned about appreciation at this time as long as I am cash flow positive in excess of $150/mnth.