Was looking for advice to sell at a good price point but ASAP and do I have to turn that money over to a new property right away?

Plus you'll most likely make more money in home value growth compared to a multi family. 

It hurts the tenants ability to find another rental, nobody wins, and it takes forever costing you money. 

And even a good PM will not watch your money like you do.

There is definitely more too it than just the money that goes in.

Quote from @Chris Seveney: Over the past quarter, I have seen around $1B in defaulted fix and flip loans - many of these from new lenders since 2020 and more of a "tech platform".As we all know, the intersection of tech and real estate investing has brought incredible innovation, especially in hard money lending.

That said - I think a simple muitual fund would give me better returns on the same money ($900k) at 8-12% (i.e., $72k - $108k). 

We rarely have issues, but it seems like such a small investment in time and money to take one day to verify. 

Wouldn't it make more sense to raise money privately?

Halethorpe/Elkridge/Glen Burnie are good as well but your money definitely won't go quite as far as Dundalk and Essex as everyone has hinted about here.