"To me these numbers would put me into depression...............lol.

"The worst December since the Great Depression" cannot be a harbinger of anything else.Pay attention to what's happening in your local markets and start master-minding about your next course(s) of action.

BUT, that being said, CAP Rates are depressing in the multifamily space, due diligence is more important than ever right now. 

My story involved being almost homeless, almost losing my son, negative bank accounts, depression, alcohol abuse, basically being in the worst position I've ever been in my life!

Everyone has an ego, in psychology we have an "Id" that little character that sits on your shoulder telling you how great you are, we have a mental picture of ourselves as to our social acceptance, this picture needs to be somewhat fairly assessed to be mentally healthy, too much of a higher opinion makes you egotistical and too little is low self esteem, that breads anxiety and depression.     

You can see the other posts I’ve made talking about main drivers of RE in major cities, issues in global markets, and a potential Great Depression II.

Usually they are decent livable 2-4 bedroom homes in reasonably safe but depressed areas . 

Him: bi-polar disorder.

Regardless you should look into cost segregation analysis for depression/tax write-offs. 

Urban sprawl also depresses property prices and rents over time because people can always move further out and buy or rent less expensive (and newer) properties.Non-Coercive GovernmentEvictions - You must have the ability to cost effectively and quickly remove non-performing tenants.