@Adam StreifferI would compare both numbers sale vs refi but lean more to sale because of the low ROI.

Also, the thoroughfare, Wall  St, which runs alongside the bottom of Five Mile along its northeastern side, was recently reduced from four lanes to 2-3, causing traffic to become much worse (I think in an attempt to push traffic over to the new north/south corridor that I mentioned above, but it's far away and not as convenient for a lot of commuters).

Since you have experience with the flip, is that the path you're leaning towards? 

We get a HUD-1 for convenience, with virtually all lines blank.

Our biggest sticking point has been whether to keep our properties up here after we move and hire a management company, or buy new real estate down there via a 1031 exchange.I'm strongly leaning toward the latter option, given that the savings from lower carrying costs in NC, repairs I can make myself by virtue of living close by, and of course not having to pay a property manager are all positives.

Can't think of much except it will be convenient when it's time to do inspections.

Another question about this would be, if this does get sold at a sheriff sale for lets say $50k what happens to the money over and above the tax lean assuming thats the only lean $3,000.00 I'm sure there are going to be court and legal fees $2,000 so lets say total is $5,000.00 what happens to the $45,000.?

Probably leaning towards more wholesale deals as we learn.

Hello, I am looking to invest in Memphis - leaning towards the buy and hold strategy.

However, for a convenience factor, Home Depot's and Lowes are everywhere, lumberyards, etc. not so much.