So 100k cc debt total mostly to cover expenses while out of work one-time.  

It syncs with my bank and CC of course.  

If your ok with not getting your CC and DP back quickly and can afford the 25% down on each prop plus CC I would go the rent ready way.

I assume if the CC is successful the return will be slightly better than that? 

I know there are lots of Memphis and CC investors here and appreciate any help.

@Daniel Windingstad someone else mentioned Florida, I'll just chime in and say Florida is probably not much better for cash flow unless you go C/C- properties, but regulations probably are better than your current situation.

For one thing there  are no tax cert sales on the west coast save AZ.. but people streamed back to put their CC up to take the advanced course.. nothings changed since I went to my first one of these in the 80s..

Quote from @Cc Dietz: Quote from @David Ramirez: When I first started marketing directly to sellers, I did direct mail for 7 months, and I don't regret it because I learned a lot.

I would speak to a few lenders, the CC seem high 

I guess I see the value in it if its not the highest and best use of ones time to trudge out to the CC office and spend hours searching through who has property and who doesnt but that value doesnt exist for me.