I took up being an agent as my side hustle that slowly became my full gig but before that I didn't need a side hustle as overtime was readily available to me as a nurse. 

I'd say 1% deals are going to be more of an appreciation play rather than a 2% deal which will undoubtably cash flow. 

You sound like you are growing your equity in real estate as part of an overall strategy.

I have an off market opportunity for a 3 plex that I’m looking at.

Detroit has a lot going for it—affordable prices, strong rent-to-price ratios, and an appreciation story that’s still unfolding.

Probably approaching $100k in total.My options seem to be sell and pay an additional ~70k out of pocket to the lender (underwater amount) or make the repairs and hope the problem is corrected once and for all.

Really learn how to be an operator.

That's a significant amount of after-tax savings to accumulate.Investing in a city with an average annual appreciation of 8% can be a game-changer.

You are selling an item that you can only sell 365 nights per year.

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.