Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I couldn't find any threads on BP that mention him in a negative light, is he another charlatan?

I can't speak directly in regards to the Memphis market but here in New Jersey, I actually do see a good number of them.

I know the podcasts and books speak about being in a deal with zero skin in the game, but that is an outlier situation not the norm. 

Generally speaking, you maybe able to do 1 JADU + 1 ADU.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

Sounds like a lot of moving parts and hoops for the amount of tax savings, but that's just my risk/reward profile speaking.

If someone has to be so aggressive in managing their negative reviews/reputation online, and suppressing other people's speech...very bad sign.Finally, some of my current clients are "refugees" from Karim' program.

I want to speak with the powers to be

I've actually been speaking with a few RE Agents and PM companies and have found that there really is a need.

I left numerous contact me letters to speak to the owner to discuss options and potentially cash for keys.