She is using a conventional loan and her mortgage will be $1,600ish so she is getting a solid return.

If you can hold off for 2-3 years to save more and build a solid emergency fund, it may give you greater financial flexibility when you’re ready to buy.If buying now feels too risky, consider renting for a while to gain privacy without the long-term commitment of a mortgage.

I would love to meet some new members, young or no, whose goals might include a solid cash flow and providing good value to renters who are exploited or poorly treated by unresponsive landlords or large corporate operations.  

They might be able to give you some solid advice on this!

Just recently we can see there has been heavy accumulation around the 38K range, that's going to be a solid support line. 

For a scope like yours, it typically takes 2-3 months with a solid GC, though sometimes supply issues can stretch that out.

Hello @Amanda Skipper,While there's no better way to truly get a feel for a market than by being on the ground and exploring the neighborhoods firsthand, I want to assure you that investing remotely is absolutely doable—and many successful investors do just that.In fact, I know several investors who have built substantial portfolios in Memphis, and they’ve never physically visited the city, and they've done so successfully by leveraging local expertise, market data, and a solid support network.

If you have a solid trustworthy team (contractor, lender, agent) then go the BRRRR route. 

I strongly advise consulting your attorney before engaging in such matters, as their expertise can provide you with a solid foundation of knowledge and guidance.

And I hope to be ready to buy within 9 months (we are moving from LA)  Hey Eric, Sounds like you have a solid goal and are putting the pieces into place.