You are probably going to think I am crazy for getting in such a mess, but I only have about 10K in cash to take the loss with and I am currently trying to get a seperate loan to pay the difference if we can sell it. We luckily got a tenant to sign a year lease yesterday so this might be an incentive for an investor to buy. But, I think it makes it so that we can't do a owner finance. But, we are going to talk to the tenant about a lease/buy option. It feels like I am juggling 50 things at once. We are also going to talk to our lender tomorrow about our desperate situation and see if they can help us out at all. We are paying 12% on the 2nd loan which is crazy. I want to say thank you again for everyones help. I am looking into all of your suggestions. I will keep you up to date on our situation. THANKS!

I say sell ASAP...deal with your financial losses...and lose the stress! Getting rid of the pressure and stress and getting your life back is NOT losing! Consider it a learning experience & hold your head up high that you were able to identify it and get out of it BEFORE you put a tenant in who wouldn't cover your costs AND trashed your house.

New(er) investors often become motivated sellers...

Sounds like u got a few options. I also hope you learned one other thing... Be very very very very very careful when doing business with family! I REFUSE to with mine!