All of the comments are spot on for things to consider. 

Must be really nice to be in a spot where 20k “isn’t that much anymore” haha!

And with that, @Henry Clark may be spot on, it could be a "done deal" by Christmas. 

- Hi @Sunny WuThanks for sharing your challenge... it’s a tricky spot, but one that many landlords face.

. ;)Preference is electronic transfer through my management software.

But if the mortgage is 2k or 3k then I'll be in a tough spot. 

I've bought a ton of homes pre-foreclosure and at auction, happy to be a resource on that stuff, plus we just launched Bid Pirate, which is the one place online for NH, where you can see all the upcoming foreclosure auctions in one spot - you can learn a lot from the regulars at the auctions........ get after it, sister!

Energy has a "sweet spot".

Still an interesting model and would provide good 5+ year profit potential, but for now I put my money in a Fundrise portfolio for hopefully for immediate returns until I am in a better spot to make a longer term investment. 

You’ll want to invest in areas that have tenant interest but also aren't on the extreme end of neighborhood quality—this means avoiding the very toughest spots, where turnover can be high and managing tenants can be difficult.