However, I have to overcome challenges of investing with no money - the housing crash was hard on the family! 

A year ago, the average 30-year rate was 4.12 percent; the 15-year average was 3.22 percent: http://abcnews.go.com/Business/wireStory/average-us-rate-30-year-mortgage-rises-408-32182467 Affordable Housing, Racial IsolationJustice Anthony Kennedy delivered this timely message in the majority opinion, ruling that the law allows plaintiffs to challenge housing policies that have a discriminatory effect — without having to prove that discrimination was intentional: http://www.nytimes.com/2015/06/29/opinion/affordable-housing-racial-isolation.html?

If you have small children at home and a full time job, don't get into a massive rehab situation.  

Is there a certain amount of cash flow that you want to achieve coupled with your consulting earnings and social security, are you looking for capital preservation, are you looking to continue to build wealth to hand it down to your children, relatives and charity, or all of the above?

Buying at that price point is a challenge in the current market.

The better the deal usually the more challenging neighborhood.

And train them not to treat you like a Godfather some tenants can act like children with the whole room situation.

Challenges?

I would like to get into a duplex or other multi family but it's definitely a challenge right now.

Challenges?