Push emotion and  desperate hope aside and start analyzing and draw conclusions, make decisions based on data.That is the ONLY way to reliably make it.So if you want my advise:Step 1. : Calculate the cost/deal for every possible lead gen method that is feasible to youStep 2. : Evaluate the effort, and time it takes for each of these models to bear fruitStep 3. : Evaluate how much money you are missing for your highest probability lead gen model and FIND THAT MONEYStep 4. : Take actionThis is a system that removes "luck" from the equation.You are winging it and you are NO different from all the thousands of people that are currently struggling.I started REI less than 4 years ago and we are making serious money/month now.

I also work hard at staying non-emotional and focus on making the best financial decisions I can.  

@Stephen Jahn  Even with the tenants son playing with it, it shouldn't have broken unless age had weakened the hose.

Short of that it is a very rewarding career both emotionally (you help a lot of families achieve wealth building) and financially.

If you do decide to go down that route, know the ins and outs regarding service animals and emotional support animals.But, your biggest bang for you buck will be professional photos :) Keep on crushing it.

I'd agree to profits, but not with down payment.Please correct me if I'm wrong or if I just have my head in an emotional state, but I don't see how any of these options would be fair for me.

Banks are logical and not emotional (unlike sellers, who often think the property is worth more than it is, simply because of sweat equity, the memories they have there, and the list goes on, etc, etc).To conclude, always work with a real estate attorney who specializes in Short Sales.

It's a business focused relationship rather than an emotional one that comes with working on a personal home.

Well it depends, and there is an emotional aspect (that cozy feeling of homeownership).

A vacation home is emotional, an investment is not, and I understand the lines get blurred.