I'm not sure if I'm budgeting too much for expenses or if that's just how the market is in my area because it is very difficult to find anything that cash flows positive.

When I wanted to sell it, I realized that I was so clueless in market research that I bought it above market rate, which hasn't changed since then.

I am here to learn about Memphis fix and flip market.

The most cost effective and safe investment you can make to cover your 50K debt and still use the same 20K capital to increase the value of your holdings is invest in short term fx government treasury swaps.

Study the market.

Still, after a few months, I figured it wasn't the best fit for my interest as I'm interested in raising capital or using other people's money to buy multifamily.

I personally have never known a bank to sell a property off market.

A duplex is a great way to get your feet wet in multifamily investing, giving you two rental incomes under one roof, which can be a great balance between cash flow and passive income.I’d also suggest looking at markets that offer solid rental returns.

There are more factors to consider here but from a surface level, it seems your $ will go further in another market or perhaps locally with a different property type (i.e. small multifamily).Lastly, I like @Andrew Jennings Freerks' point regarding claiming hardship or another workaround for keeping your unit as a rental.

I'm active all over GA and Columbus is one of my favorite markets here.