The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

It lets you focus on managing the property and getting steady income right away.

I like Dundalk because of it's location (easy to get south and 20 minutes away from shopping areas.Any advice on this area?

This community is being built by GS Courtyard Homes, located out of Bedford, IN.

For me and my wife we are focusing on building out an ADU in our backyard as we are within a couple minute walk of the new Bethel Campus location.

Basically, the further you get away from the city the more potential for cashflow, but you're also dealing with a different tenant base that may be tougher to manage.

I have five houses in Memphis area, and the biggest problem has been finding a good property management company. 

Don't change jobs or income yet.Once you do and you think you can manage the payments based on your new income, maybe once you get the rooms rented.Then if you want to switch there are plenty of opportunities. 

Don’t have the time to do property management right now however as I have a full time W2 (accredited investor) and a family to raise. 

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else).