I think mentally I want to believe the easiest part is the appraisal and should not take a month like the home I'm selling now. 

I am ready to buy now, but I only have $10,000 in emergency funds, $14,000 in stocks, $75,000 in my 401K, and a few thousand dollars in my checking account.I am an RN so I can always work overtime, but it's at the expense of my mental health.Should I use the $14,000 in stocks as a down payment for a house?

Your response and the linked article were the clarity I needed. 

Real estate is a HUGE industry. I won't name all the different asset classes but each asset class can be broken down three to four times.My biggest frustration is the idea that agents are okay to FAKE IT TILL YOU MAKE...

My advice will be more about the Mental aspect, which I think is the most important.Don't get caught up in the "what-ifs".

Clarity of desire and vision will let you choose the one you most align with.

Research as much as you physically, emotionally, mentally, spiritually can handle.

Basically just bad for my mental health.

The answers to this would determine my next steps.Yes not being able to verify the info makes it difficult.I did just talk to one attorney and they did suggest the best thing is to start the eviction process - asking for just possession, and not a money judgement (get back rent owed and cost of filing), would make it easier - although he's not quite sure how the court would handle the tenant not being mentally capable (just found out from the fiance today that - supposedly - he's out of the coma but is "sleep-awake" and has no clue what's going on, and is paralyzed on the right side of his body (again, can't confirm anything).So the fiance has (confirmed) already moved out with the kids and is living with an ex-BF (one of the fathers of her kids) and no, she is not on the lease (another lesson learned). 

@Doug SmithI wanted to try to get clarity on one point you made.. about doing a refi after the property is up to snuff.