I’ve only ever purchased a property in my home state so I don’t have experience with setting up LLC elsewhere.

The *minimum* that any lender I’ve ever talked to was for the loan balance.

Don't ever expect appreciation in these areas. 

If you ever have any questions about the area feel free to ask! 

Census data by Zillow.In fact, Memphis had the largest increase in renters among the 50 largest metros in the U.S., going from about 45 percent of residents who rented in 2006 to 56 percent in 2016.Click on the slideshow to see how each of the 50 largest metros fared in an increase in renters from 2006 to 2016.Memphis also had the lowest median rent out of the 50 largest metros — $835 a month in the Bluff City versus $1,440 overall in the U.S., according to Zillow.Another research firm, SmartAsset, recently figured the average monthly rent payment in Memphis to be $769.While more than half of Memphians now rent housing, that figure is still well below the more than 60 percent who rent in Miami, New York, Los Angeles and in the San Francisco Bay area.Of the top 50 metros, 29 were comprised of majority renters (more than 50 percent) in 2016, up from 16 cities in 2006."

They determine the mold is due to; (1) tenants causing crazy high humidity basement humidity by running the dryer without ever cleaning out the lint trap and (2) not cleaning the bathroom- All mold is abated with bleach, a second dehumidifier is placed in the basement, carpets are lifted, trim is replaced, and we investigated behind walls.

I don't really want to put energy into creating another job, even if it is on my own terms.2) I struggle to see how investing, even as a JV partner, ever gets me to my passive income goals.  

I'd rather pull all my teeth out with a pair of pliers by hand than do business with them EVER again. 

If you aren't already following @Joe Fairless's Best Ever podcast, I'd recommend that as well for lessons in multis. 

@Michael ThompsonTo ever be able get to $10k a month of passive income, you need to have a lot more properties than the 3 that you currently own.To ever achieve that ambition, given the 2 options you mentioned, you are only left with using the equity you have to purchase more houses.