I have more than enough net worth and global cashflow to cover a gap, however because most of my net worth is in collateralized real estate, I cannot directly access by say cashout refinance. 

Nobody in the world has a sewage meter, it's based on the water use since all water used has to go down a drain eventually.In order to install a meter you need to access the line feeding the unit.

One route is to explore refinancing these properties into your name with a cash-out refinance, which would allow you to access some of the equity while officially transferring the deeds.

That gives you an RTP ratio of around 1.4 to 1.5, which is well above your target.Home prices are still pretty accessible, and there are areas where rent growth and overall revitalization are happening.

Also we plan to have the ADUs handicap/wheelchair accessible on the first floor.

.- Privvy is easier for seeing investor activity in the area and seeing the before/after of flips (how much they bought and sold it for)As an investor, I presume that your versions don't give you access to MLS sale price data? 

For example, if you are looking to connect with other members near you, want to learn from people in a specific area you’d like to invest in, or have a desire to find people interested in certain topics, you could use the search feature here: https://www.biggerpockets.com/search/usersI really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

I have 2 tickets and an upgraded room (honeymoon suite with access to private beach).

Are there goods you are worried that you won't have access to on time?

Nashville may be a higher value market, but being an expert in Memphis investing would be potentially more lucrative early because the price point is more accessible and you know it better.