I can't help but think about turn-key investments (specifically Rent to Retirement), but also know that I have enough saved to contribute to a syndication deal or have a more hands-on experience.

I think developing NET Zero Energy Projects is the best and only way to go for better air quality, healthier living, and a more vibrant and modern community.

Yeah, we talked about it a little more and I essentially told him that even though its more stressful and a more difficult path, he should take the project on so that he doesn't have to sell as-is.

How would you go about creating a list of investors in a more efficient way, preferably using online tools ?

If you want to use it to invest in a more profitable opportunity why don't you sell the property?

In leveraged real estate investment, G/L is the result of:Surplus cash flow if anyPrincipal gain on your mortgageValue-add play/market inefficiency at purchase or afterPrice appreciation/depreciationRent appreciation/depreciation (and raising rents at purchase if applicable)A prospective property should be deemed attractive if under a well constructed model and across a certain time period, it optimizes total income from the above better than other prospective properties.Note the flip side of leveraged cash flow is leveraged CapEx, where a more accurate assessment of the latter may significantly reduce your projected cash flow.Principal gain should be considered in relation to cash flow, it may be an "almost certain" gain in the long run only in strong markets, though still is an unrealized gain and remains unimpactful until the property is sold or the equity is extracted in some way.

An economic downturn will have a more negative effect on a SFH than a duplex.  

Once you determine the cause of the decline, then you can make a more educated decision about whether to stay or leave.Have property values continued to increase even while the livability has declined?

I also don't know if foreclosures are the best ones to start out with and then add some force appreciation or just get a more inexpensive well established residence?

Monthly Income$2,375 rentMonthly Expenses$650 mortgage (estimated)$594 (assuming 25% capex, repairs, vacancy, PM)$300 Insurance/Taxes (estimated)$1,544 Total Expenses= Monthly CF of $831As other have said, make sure there aren't other expenses like lawn care, utilities, laundry, etc.This actually seems pretty accurate, I actually have the projected property taxes for 2019 which are $2,000, and I'm basing the Insurance on $1500/yr so based on this we can get a more accurate picture