I started out with a great cleaning company that did great work but the owner and I were not a good fit, they cleaned well but she didn't like my over communication. 5.) 

And because it’s a logistics hub (FedEx HQ, major distribution centers, and growing industries), rental demand stays strong.I’ve been in Memphis my whole life and have spent over two decades helping investors navigate this market and build profitable rental portfolios here.

Also we've averaged about 10-15 nights of occupancy over the last few months. any input appreciated. 

Tyler, if you want to send me over your email, I will put into my 30 yr proforma and calculate the PITI and show your returns. 

With a DSCR that would be Over $100k needed not to mention you may need to do repairs.

David,Yes, investing out of state can be a wise choice especially if you live in a State like CA, NY, NJ, CT where home prices are over priced and taxes are brutally high.

If the market is tough, I reduce the rent rate over the full 12-month term.

On buy-and holds we usually replace all the plumbing with pex, no matter what, because galvanized has a life expectation of about 60 years, so I usually take the sooner than later approach.Stick with hard money, like Mach1 or or MKE hard money (Scott Lurie) as they will not leand on a deal that does not pencil out, so you have the added benefit of someone experienced looking over your numbers.

You have two unrelated questions here.Question 1My impressions of your LLC setup is that having the ownership change over time is too complex with the potential for misunderstanding. 

The other is Rick H (https://www.biggerpockets.com/users/rtpg1) he's also commented on quite a few title issue/ AP/messy deal threads over the years and has quite a bit of experience.