If you warned them and they didn't clean things up that could be a reason. 10.

Ensure the rents and expenses support the debt service and provide solid cash flow after covering the assumable loan, seller carry payments, and operating costs.Occupancy & Rent Roll: What’s the current occupancy rate?

Yes the biggest issue was they grew way too fast and he set up an entire servicing company to handle all of their deals.

As noted, commission are always negotiable as are brokerage options (full service to discount companies that pretty much just post it on the MLS and you work with all calls, offers, etc) and an agent can go over likely net out scenarios with you and give you an idea what you likely will be able to net after closing expenses and paying off the mortgage balance. 

Or regional banks.. for my Charleston SC I used Ameris  and Service first bank..

Don’t know much about Memphis as a city itself though, I just know crime was a problem back in the day, is that still the case or is the city getting cleaned up and growing?

A clean U&O means the Seller doesn't have to do anything.The home inspector is a different issue.

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.

Getting the wrong tenant in your property can be a nightmare and cost you thousands.I suggest using a service like Mayistay.

clean up What was the outcome?