Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.

if you have experience here or recommendations please fire away.Our portfolio:1) $910,000 2/2 primary residence, own free and clear (built it myself). intend to sell in the next 12 months.2) holding the note on our first rental property sold the house to out only tenant after 7 years of renting. $1107/monthly payments until Jan      1, 2028 with 180k balloon payment due.3) rental 1 90k+ equity, 500montly cash flow 3.2 %mortgage4) rental 2 90k+ equity, 500montly cash flow 3.2 %mortgage5) Future inheritance home value 400k. 

I think Indy is a great diversity of communities and properties, so anything you would like should be here. 

- the property is based in Garfield Heights - and that my property tax will be much higher.More details: https://brickbear.ai/share/deal/1/583

I just think for me $15000 would have been better spent on a down payment on a property.

Memphis is one of the best markets for the BRRRR strategy, offering affordable properties, strong rental demand, and solid ARV potential, making it easier to pull all or most of your money out after refinancing.

Based on my experience, there is a magic number you can use to do guesses, I mean "estimates", on properties. 

If loan balance is $300k and it's worth $400k and an equity partner puts $40k to bring it current then they have about 40% of equity in the property - now they would not take straight $40k as probably more costs involved.

Raise the $600K, do the pre-development work, then “sell” the property to NewCo.  

I know nothing about which state is best to invest in, and obviously I would be using a property manager.