A good property manager who knows Memphis well, a reliable contractor, and an experienced agent who specializes in investment properties will be key.

Consider getting a real estate license and joining a company that focuses on working with investors.

The more you pay down the more you own the asset like buying stock in a company, BUT your property COULD go down in value!

That's fun - two first time posters singing the praises of this program One of which, Nick, works for the company based on his LinkedIn profile. 

Don't solely rely on third-party management companies; instead, focus on building a solid asset management plan and, if needed, bring in experts or partners who excel in this field.

Other companies people use are SNSC, FCI, Landhome, Homekey and others.That would be your best bet.

He asked me to join his company and we went to a @Dave Lindahl event.

Actually the IRS does not tell us what we can invest in, only what is disallowed (life insurance contracts and collectibles).Allowable investments for SDIRA investing include the following:Residential real estate, including: apartments, single family homes, and duplexesCommercial real estate Undeveloped or raw landREITs (Real Estate Investment Trusts)Real estate notes (mortgages and deeds of trusts)Promissory notes Private limited partnerships, limited liability companies, and C corporationsTax lien certificatesOil and gas investmentsPrivate stock offerings, private placementsJudgments/structured settlementsGold bullion Factoring investments

Maybe it has more to do with the software than the company (although their customer service sucks), in which case you might run into the same issues with other emulators, but it has just been constant headaches.

Also, juggling multiple rehabs often means building a core team of reliable contractors and setting firm project timelines.