You would want to find a private money partner for this who wants in on the deal.

Memphis has a steady, growing economy, and there’s always demand for rentals, which makes it a great long-term bet.

Also you can call your local Escrow  officer and ask who she/he see's doing private loans in your market.. 

Will he co-sign on loans from banks or private lenders, or will he just say, call 15 banks?

I sent you a private message.I don't restrict certain breeds, but you may want to consider it.

You can bet on that.3.

However, I know of some great wholesale nationwide providers/private companies.

And who cares if they did, the tenant moves out and you just rent to private pay tenants.

The seller doesn’t need to know that the underwriters may give you more of a hassle than other buyers.Or do you have lines of credit or a private lender so you can make a “cash” offer then try to get the financing through before close or at worst just do a cash out refi after close?

For the last 22 years I've been involved in real estate as a house flipper, with extensive experience in building and renovation contracting, owned a residential property management company, and now have a private money lending business (licensed NC re broker).