I had spent, I believe in total around $60,000.00 putting this flip in this guys backyard.

They are coming to your property if you allow them or not (you cannot forbid service animals) Consider the facts: https://www.dogster.com/statistics/pet-travel-statistics-tre....Top 12 Pet Travel Statistics78% of American pet owners travel with their pets each year.54% of cat and dog owners plan to travel with their pet.58% of people would prefer to travel with their pet over a friend or family member.52% of travelers base their travel plans on accommodating pets.About 75% of luxury, mid-scale, and economy hotels allow pets.In 2019, a total of 404,556 animals were transported by airline.Nearly 64% of travelers prefer to travel with pets by car.42.9% of people look for a destination with hiking and fresh air for pet travel.Dogs make up 58% of the pets traveling around the world.37% of owners take shorter vacations because of their pets.10% of travelers have hidden their dogs to travel.27% of dog owners go the extra mile for their pets.

Approx 5 commercial  properties with total combined value book value 12m .. actual maybe 20-25m?

Here’s an example of one of our current developments:- A development with 7,190 total linear feet could accommodate 119 homes on 60 ft lots.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Memphis can totally cash flow - I just don't think the turnkey properties would, due to the premium..

You will want to insure a number of things as an MTR landlord: your interest in the building itself (owner's policy), your contents (owner's policy), your interests if a renter or guest is hurt on-site (landlord policy), and possibly flood, wind, lost-income policies.

OK so your contention then is your mutual release and return of EM was sent by your agent to the listing agent and the listing agent is refusing to forward the release to the seller..

Also totally willing to go in by myself on deals.

Totally understandable that you may have time to commit to it, as it is extremely hands own.