I own all of my investment properties here and work with a lot of out-of-state investors in both the east and west coast that love investing here for the turnkey and BRRRR opportunities that we have here.

NC has many licensing restrictions so many lenders won't touch the state or require the partnering LO or broker to be licenced there. 

If I were to do month to month , do I re sign a lease stating month to month?

He has stated that he is a new investor, but he already has paid off his first investment fully, so he is clearly doing something right.

Your experience is not normal for Memphis and not normal for this zip code.The 38109 property is likely an absolute no-go for out-of-state investors. 

@Tim Holt Come February, it's legal to create an ADU by-right on any single family property in the entire state.

As far as the debit card - I see that QuickBooks is also stating that they are excluded. 

, because they had added a provision to their lease that conflicted with State law - even as there was no damage to the tenant!

Quote from @Kris Lou: Hi,Curious what PM fees are for an out of state investor on 1 duplex?

The lease agreement states that we both have one.