Keep the property IMO.

Louis area and I work for Remax Best Choice.I used the cash-flow calculator to check the 6 properties we just closed on.

Phoenix has a pretty diverse market, and while there’s no official A/B/C/D breakdown map, you can generally categorize areas based on price points, rental demand, and appreciation potential.For BRRRR, you’ll want to focus on places where you can still find properties at a reasonable price, add value through renovations, and get solid rental returns.

I would do some online research into Realtors in your area to see if you can make a connection.As @Michael Dumler pointed out, wholesalers are going to be a more reliable source for consistent off-market properties with margin.

If your guests are leaving standard 5-star reviews, that’s great—but if those reviews could apply to any rental in your area, you’re still competing on price.If they’re leaving raving reviews, your property becomes the go-to choice—at premium rates.

If someone knows where you can get $3200 on a brand new $400K home in a nice place that will appreciate, let me know as well.  100k, i've invested in both fund and syndications and now I want to explore owning a property myself. i'm not looking for a brand new home, prefer sth at least ready to rent without major repair.  

The loan would be secured by the property.

I'm a licensed contractor in NYC and I have a good friend who's family owns a property here in Crown Heights Brooklyn that’s basically all paid off and taxes are up to date.

I’m averaging about $350/month with the bookkeeper and we’re working with 8 properties and 31 units and 8 sets of accounts as I have one per property.

If you can find these all day you should quit being a lawyer and become a commercial broker, because this property is worth way more than 2.1MM.