I also have learned Memphis can be quite spotty (a dangerous block can be just a couple blocks from a good renting location so you really need a boots on the ground agent/team that you can trust). 

I got a couple of deals but lost money on the marketing campaign.

A couple of other folks have mentioned this, but the TREC forms are absolutely available for anyone to use.

And it can be done there locally.When I was active in Jackson there was my company and another called SIF one of the owners was married to a local doctor if I recall. 

I've allowed pets in my STR for five years and haven't had any problems except some extra cleaning a couple times, which was paid for by the guest. 

I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?

maybe just me, dont go cheap on TP. you can buy inexpensive, but make sure it doesnt feel cheap. its worth an extra couple of dollars so guests dont remember that everything felt cheap

I've taken a couple real estate courses but Big Pockets is the best and I have been binge watching for the last 2 weeks and im super excited to start investing im looking to do the Brrrr strategy and looking to pick up small multi family properties and possibly off market flips. 

They took on more projects than they can handle just as a number of market variables turned against them: materials costs and availability and staffing, both back office and subs, just to name a couple.

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.