Memphis has a diversified economy, with major players in logistics (FedEx, UPS), healthcare (the Med District), and education (University of Memphis, Rhodes College).

I believe up to close to 40% down with a 720 or greater credit score on a conventional loan product could give you the best interest rate. 

I agree with the majority: the wisest move is to live in an affordable market where your dollar will go 3x as far.

Hi Shawn-Congratulations on starting out on your real estate investing career.You have a question about whether it is good to have your real estate license or not as an investor and you are leaning toward multifamily investing.I personally think having your real estate license is helpful as an investor.Having your real estate license allows you to work with other investors to help them build their portfolios which helps expand your network while being productive, you can research market value more effectively, find out about deals before they are listed, and of course it allows you to collect the commission on purchasing any listed property.To Your Success!

I have a in depth background in construction and tend to understand what quantifies as a major issue more then most. 

Once you decide which type of exchange you want to do, you could then narrow down your product / company. 

This can help you greatly with the additional depreciation.Ultimately, med to large MF and small 2-4s are totally different products. 

Partner Driven and Traci Stephens turned a solid profit without the need for major renovations.

The products they sell are almost always counterfeits or not as described and the land they sell/finance are worthless.

@Danielle Tran, if its not in the lease they cannot make you stop selling those products.