@James Wise has a great video explaining this: As an investor focused agent with boots-on-the-ground here in Cleveland- I would love to help you find and purchase a solid property!

patience Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

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

Talking to a local real estate agent can also be helpful!

Buyer’s agents might agree.

I'm an investor and agent in Sacramento. 

If you aren't interested in that I'd be glad to connect you with a killer agent in the outer banks. 

An architect told me that even though ADUs should not be bigger than 50% of the main house, I should be able to permit this one with SB09 if I pay a fee (about $8k according to my agent).

The landlord or his agent shall notify the tenant within 30 days after the beginning of the lease term of the name and address of the bank or institution where his deposit is currently located or the name of the insurance company providing the bond

most contracts your 5k is your liquidated damages in most contracts. .. so snag that fire the agent and find another buyer if 13k is that important to you.. for sure not worth hiring an attorney for.