Inadequate draining of storm water can cause huge problems!

I know some or all of those factors might be favorable for your properties, and I am sure that you took time to research them and pick profitable investments.

I would look into doing a cash out refi on some or all of your memphis properties to get cash to purchase more properties.  

Within 5 days of the execution of the agreement, seller will furnish to buyer copies of all written lease agreements currently in effect and memoranda of the terms of all oral leases for the property.

We repay all the mortgage and as much or all of the loc down at refinance,..

Just do your homework first.Apartment repositioning is when you purchase a complex that is under preforming in some or all areas.

The main reasoning being that a family of 4 doped up daily on meth will most likely not want to face a sheriff entering their apt and arresting any or all of them on the spot for drugs or paraphernalia on their person or personal belongings.I do like the sound of that, but can't seem to find any clear 'flat fee' eviction services in this area (Long Beach/Signal Hill) or surrounding LA area.

The lender said I could do some or all of the work as long as they had a licensed contractor in the loop. 

If they get behind, try working out a deal that if they leave( you avoiding court cost and the time lost) they will get a set portion or all of the security deposit back.

Of course, this is one indication of inadequate financial management.