I blame myself for not doing a better job of tenant due diligence & screening. 

Classic case of a city that once manufactured one or more products and had a strong blue collar influence, but now is mainly low income service jobs.  

I currently enjoy my W2 day job so I have no need for cash flow now, but still like investing in real estate for future financial security and potential early retirement. 

I'm running the numbers on how much I need to tuck away per month to be ready for "X" down the road (roof, major paint jobs, ACs...).

I work two jobs Monday- Friday and sometimes Saturday 6am-8:30am.

That job did not included any expensive items like kitchens, roofs, siding, or more than 2 window panes. 

.$150mo @ $7k, $55mo @ $2k, $27mo @ $1k, $35mo @ $3k, $40mo @ $4k,$25mo @ $1k, $47mo @ $1k, $67mo @ $2k, $25mo @ $1k, $25mo @ $1k, $45mo @ $1k, $80mo @ $4k, $25mo @ $1k, $80mo @ $2k, $102 @ $4k, $110mo @ $4k, $90mo @ $2k.Loans - $470mo @ $10k, $591mo @ $15k, $270mo @$3k, $650mo @$30K (not in my name), Kid’s School -$900 monthSchool Loans - $785 monthCell phones - $200 monthPersonal loan to Dad - $1,000 month, $28k left.Cars - $730 @ $31k, $330 @ $17kCar insurance - $150 monthCable/Internet/Gas/Electric/Water - $500 monthINCOME = $7,300 monthBoth at 600 credit scores.We spend $10,300 per month above,we have FT jobs and drive Lyft make bring in $7,300 month.

If I were you, I would try to get a part time job with someone in the construction industry.

Plus, we all fall on hard times occasionally, so perhaps the situation was just temporary and the tenant will have no issues paying the rent from here on out.

When you have dozens or hundreds of tenants paying you every 30 days you don’t have to kill yourself saving back from your w2 job or beg the bank for a loan to buy real estate