Not to pour cold water on this discussion but out of state investing is not something I would recommend unless you have a strong partner in the deal that has a local presence. 

I've been in MN for 3.5 years now, and it is much too cold to stay here any longer. 

After this, I started cold calling and saving up as much money as possible.

@John FishI have seen some excellent opportunity zones investments as well, but you will be hard pressed to find one that doesn't require a 10+ year lockup to maximize the tax benefits.

Also any ideas for my tenants in this situation will be appreciated too, they are using cold water for everything and boil water to give their newborn baby bath, obviously not convenient. 

@Michael CarbonareThank you for the answer.What do you think which one is the best marketing tool for lease option,direct mail,cold calls,etc.?

@Roy GottesdienerWe'd need more details to see if the deals cold really work (asset type, location, tenant class ect).

Personally I think, cold calling is hard enough as it is and even harder with unqualified leads. 

I made a mistake by not deleting that before I pressed the Post button, I was sleep deprived and brain fried.

Many of them make real sense.Since then Freddy and Fannie have issued new guidelines that allow processors to place the unpaid amount in the back of the loan.This at simple and cold view seems like a 30 years loan at no interest (based on the age of your loan) and not a bad idea for any investor if mortgage payments are hefty.