Even though it was cashflowing $400/ mo, there was $85k of equity, so the pre-tax ROE was only 5.6%. 

I'm planning on selling another property that's a duplex/mother daughter that was a bad investment / provides $0 cash flow but has enough equity to provide at least part of my down payment.

One day my mother asked him, "What do you make that lets you afford all these expensive toys?" 

I have tenants that have been in the lower unit for the past 3 years, upstairs people are moving out after 2 and my step mother is showing the place.  

I just bought a fourplex in rent control and the MINIMUM amount to relocate a tenant in rent control who is protected (over 62, disabled or single mother over 3 years tenancy) is $20,450.

Come the revolution or next recession at least the property would be OK for one of my daughters or my mother to live in. 

I’m settling a debt regarding my mother’s taxes with POA and I am trying to submit an offer and compromise to the IRS on her behalf for back taxes owed.

People used to call them "house mothers".  

Personally I've read alot on successful people even the ones I may not care for, but they've use some methods to achieve success.My Final advice is this and my mother shared this with me when I was frustrated.  

For instance "If we could just move your mother up here it would be so much easier then driving 3 hours to help her every other weekend.