So for lack of better phrasing, I need to know where the "good" low income areas are.. if any, and where I truly need to avoid going. 

The answer is no.You may be able to pro rate.... nope I'm just going say you better talk to your CPA on this one.

I would be ecstatic to shadow someone on a deal, or even better, partner, so I can experience first hand how it’s done and learn everything I can, even if I don’t make any money.

Is one method better than the other?

I am primarily looking for good neighborhoods and would like some advice as far as where around Memphis others have investments and what parts of Memphis are better than others.Seems like appreciation is not very good so I would be mainly going for cash flow.

Define your investment goals 2.

I've tried to learn QuickBooks numerous times and it never got better or easier over the many years it's been around. 

Then you can sell tax free, even better than deductions. 

And regardless of whatever claims a company makes regarding the ranking of phone numbers, it's 100% not accurate and they are just trying to make it sound better.    

@Kingsley Michel Do you want less cash flow, better investment or higher cash flow, likelihood of some issues?