Also, don't forget your 401k's can go SOLO, self directed and buy properties themselves.. look at the stock market lately?

Thank youCash flow is gonna be very difficult if not impossible in Frederick county, you might find some cash flow in Hagerstown, though the most housing stock is just utter **** inside the city, I’d look to buy like in halfway or something where at least the housing stock is decent.

Memphis in general does have some multifamily stock, though perhaps not as much as some other older cities.

Why buy the real estate equivalent of a penny stock when you can afford to buy blue chip aristocrat dividend stocks (Class A multifamily properties in good locations with actual strong fundamentals like population growth, a diverse and recession-resistant job market, limited supply and high demand, affordability, and consistent long-term appreciation)?

No real risk beyond just the risk that goes with having any stocks or bonds. 

I would stick with the stock contacts app while using to note taking section.

My current primary ( scenario 1) Keep the primary for the life of the loan ( current rate is 4.5 so i dont see my self refinancing anytime soon)current home value 1,150,000Loan amount 935,000appreciation estimate 5% per year after a 28 year hold and the house is paid off I would have a house worth 4,312,000$my current mortgage is 6125$ ( piti) included My second option( scenario 2) Sell the house, walk away with $150 ,000 ish in hand and put that into a low cost index fund Rent a house elsewhere for about 3000$ ish and take the extra 3000$ im saving everymonths from not having to pay my mortgage and puting that money in the index fund as well I ran the numbers on both of these scenarios and doing what I mentioned above would break even at about 28 years meaning my stock account would be worth 4.3 million just like my house would , but the only is that holding a house for 28 year would mean 28 years of property taxes, loan interest ,home insurance and repairs etc whick I calculated to be about 1,200,000$ at minimum which raised my eyebrows to say the least Also i understand that each of these options ( stock market vs real estate ) will have there tax consequences ( long term capital gains) so any thoughts on that would be appreciated as well.  

I have some in the stock market and a HYSA, i've always wanted to own real estate investments as another way to build wealth. 

If you need fast money, I would go into some sort of a sales trades or stock trading. 

If you must foreclose, you need to step in and do what they failed to do.This is not exactly "passive" like a stock you can buy and forget.