All that aside, the highest probably is #1.But without a crystal ball, hard to say what can happen in 20 to 30 years.

@Crystal TaiMost investors settle on Memphis, TN because of the cash flow!

It only will make sense if rates drop, but I have no crystal ball to say rates will be better soon.Sales price dominates so answer with FHA is no never.

My recent appraisal has me thinking about selling, but the neighborhood (Pennsport) is appreciating and I would like to ride it out, but my crystal ball is unclear at the moment.  

"Newbie" - Correct, regarding REI"Think" and "Big" - I'll circle backThe $25K - @kristina Kuba , @Crystal Smith, @Doug Smith and to the others that "got" it - Their responses are what I hoped I'd gather from these forums on Bigger Pockets.

PriceDown PaymentNet IncomeCap RateYrly Loan Payment Cash Flow Cash-on-Cash ReturnYear 1 Interest PaymentYear 1 Principal ReductionTotal Return w/Principal ReductionTotal ReturnAdditional Yrly Depreciation $ 300,000 $ 300,000 $ 24,9608.32% $ - $ 24,9608.32% $ - $ - $ 24,9608.32% $ 5,769Nobody has a crystal ball but theoretically here is what your return would look like at $0.60/SF.Fast forward a month, the deal is under contract.

Quote from @Crystal Smith: Here's a link to the Cook County RTLO:  https://www.cookcountyil.gov/r....

. - The order of these 3 words is important.You first have to "Be" that person, which includes your mindset.Then you have to "Do" the things that are required.And then you will finally "Have"This becomes crystal clear when you think about people who have money issues.

Quote from @Crystal Mickles: Are there any hard money lenders that work with first time investors ?  

Clean up your paperwork, have the right ownership reflected in the lease, and make sure the lease term, notice requirements, early termination requirements, etc, are crystal clear and to your liking.