Jeff I also hate seeing all that equity just sitting there but you really need to look at where else you can put that money to work that will out-earn the current investment.

I bought one in Pinal county a couple of years ago and earned the full 16% interest  (1.33% each month) for 14 months.

I remember early in my career, years back, a friend of mine closed his very first multifamily deal in a part of Chicago that, at the time, was just staritng to buzz with interest.

Maybe lost of tax efficient gains during peak earning years?

Earning an extra 3% on $2k that you’re likely holding for less than a year.

I had a pretty successful career doing that and made good money but, it was not my passion, I love real estate and everything about it the good and the bad.

My PMLs are people with self-directed IRA who are perfectly fine with 5-year term while earning double-digit returns passively tax-free in their SDIRA. 

@Salome Ditmars Although it is great to get referrals this is also something you should take upon yourself to get to know the sponsor and establish a relationship with them since this is your hard earned money you are looking invest with them. 

Great if you want to add rentals or non owner occupied properties to your portfolio but not so great if you wanted that winter log home in big bear CA or Mammoth lakes, CA.The good news is you're from TN so you have no earned income tax from the state on wages only interest and dividends in certain cases so thats a pro right?

There're quite a few more opportunities/strategies to consider, especially for high-net-worth and/or high-earnings investors.