There is plenty more I need to learn but I have been reading on the subject of investing in multi-family rental properties quite heavily.  

I'm definitely leaning heavily toward selling.

It is more heavily owner occupied than renter however.

My father and I are Investors/Realtors and our broker (Daniel Webber) invests in the Austin market pretty heavily.

First I looked at Palm Springs, too costly and heavily regulated for me. 

Not to mention you'll be heavily leveraged, which I don't recommend.If mortgage insurance is killing the deal then I don't think the properties you're looking at are good deals.

Fortunately, in the world of private money lenders, a Hard Money Bridge Loan is a perfect option to receive funding and even fix your credit score.There are so many loans out there and many of them heavily base whether or not they will give someone a loan based on their credit score.

Is that a growth area I want to invest heavily into?

I am not heavily involved in that aspect of real estate, but I will chime in with my 2 cents.I am very bearish on commercial office, as it is my opinion that the internet is going to continue to eat away at commercial office space.I think supermarket-anchored community centers, medical, and restaurant (the type that Realty Income invests in - with fast food tenants) are the commercial properties that make sense to me.

I can also assure you that, based on your posts, you're not limited by knowledge as much as the mindset stuff.While you may find encouragement here on BP, I encourage you to focus heavily on those resources outside BP that will have the greatest impact on you changing and taking action.