@Kathy Diamond as others have mentioned Memphis and other midwest locations are ideal for the 1% rule.

As others have mentioned, you'll need a pre-approval or proof of funds to proceed.

I appreciate the feed back from everyone, as financing can get a bit tricky, not to mention complicated sometimes trying to look at all the different ways to calculate how financing can or cannot me more beneficial than your current situation.  

The only challenges you haven't mentioned is advertising for roommates, screening them and where to get a lease.

So the quotes others have mentioned I assume are pretty close to what it might actually cost. 

Already mentioned above, but for leveraging your current home for the other a HELOC is probably the route that would be best. 

Does the original poster have someone who can do that like some of the people he mentioned did?

@John Underwood good feedback I appreciate it.I am viewing the property Friday so will have a better POV on landscaping maintenance then.I hadn’t considered the other items you mentioned, so thank you!

Thanks @Drew Sygit for the mention. 

After speaking with my Plumbing/Heating guy he mentioned these meters and I was very interested at first, but was put off by just the price of the meters (MSRP of $800ish each).