Stuck... Need expert advice on best move here

[Mike David]

Hi BP!

I have owned my home in the East Bay for 6 years and am ready to get into investing. I am considering these three options and would love some expert advice on which makes the most sense on what to do with up to $150K.

1. Turnkey Out of state: Buy 6 $100K ($25K down on each) SFR in the Midwest that cash flows $200 to $300/mo (long term appreciation in rent/value will not go up much)

2. Two Hour Drive: Buy 1 $400K ($100K down) 4plex in Sacramento that cash flows at $500/mo (long term appreciation in rent/value should be quite a bit higher than #1 above)

3. Bay Area (Oakland/Hayward): Buy 1 $600K Duplex ($150K down) in the East Bay that cash flows at $200/mo (long term appreciate in rent/value should be very high, looking at long term market trends)

I don't really care (at the moment) about short term cash flow, I mainly just don't want to lose my *** every month, and want these investments to provide steady income when I retire in 30 years. Each option above has pros and cons and I'm kinda stuck. I'm also concerned about rising rates, so wanted to move on something relatively quick.

Thanks guys!

Mike