If it were me, I'd rather make less money and carefully choose who I want to coach. 

Read that PM contract very carefully.When you go to Memphis, walk not only the property you're interested in, but several of the vacant rentals you choose.  

Most importantly, choose a market that aligns with your goals!

Also in theory, due to large reserves of the bank/lender, I think if I'm the lender, I would just choose to bankrupt all these GP.

But if you are asking opinions, and receive them from people who have lived through it, and still choose to charge forward because the guru's voice is louder, well, that is on them.  

Hi Sean,Both fix-and-flip and buy-and-hold strategies have their merits, and choosing between them often depends on your goals, risk tolerance, and market conditions.Fix-and-flip can provide quicker returns, but it's highly market-dependent and comes with risks like unexpected renovation costs and market fluctuations.

Most importantly, choose a market that aligns with your goals!

You will probably lose a month of rent if you choose a Section 8 tenant ready to move in now versus a traditional tenant ready to move in now.

Whatever you choose, good luck!  

He individual investor should optimize and choose the trade offs that produce the best results (results meaning more than just financial) with the least risk.