By being open to single family homes as well it really increases your choices, and for us, reduced the cost per door of acquiring our properties.  

so after reading all the posts, it sounds like his best bet is just to move on and walk away finding another place maybe coming back in future to keep contact with that person if he really wants that location… Correct me if I’m wrong, but my analysis from all this is that hiring a squatter would only be applicable in situations where the person who is occupying the residence never had a lease or contract therefore it is a rare circumstance where it would be a viable option. 

Investing in Memphis, TN could be a great choice! 

When it comes to finding off-market deals, I’ve seen investors have success with a mix of these platforms, but each has its strengths depending on what criteria you’re focusing on:PropStream is a solid choice for in-depth data, including absentee owners, tax liens, code violations, and vacancies.

However, in practice, lenders rarely enforce it as long as mortgage payments are current and there’s no added risk for them.If you want to avoid triggering the due on sale clause, the safest bet is to wait a few months after closing before transferring the deed to your LLC.

I don't think we will reach those lows again, but wouldn't necessarily bet against it, either.If you are skittish now, I'd get it on the market right now while there's still a season left, and price it to MOVE.  

Of the options I’ve purchased, a majority expired unexercised, mainly because they were “flyers” for me on a bet on a beneficial event happening that wasn’t likely to happen.

As soon as you start discussing your business practice and strategies with your customers (tenants), then all bets are off and you run the risk of Fair Housing violations. 

Given your situation, a multi-member LLC could be the safer choice to keep things straightforward with the property transfer.

Getting financed when ready is no issue.The Market choice, and then the building of the infrastructure that will produce solid opportunity is very, very hard.