Why Memphis is Ideal for House FlippingSeveral factors make Memphis an ideal market for house flipping:Affordable Property Prices: Memphis has some of the most affordable home prices in the U.S., allowing flippers to invest with lower upfront costs.Growing Job Market: With industries like logistics, healthcare, and tech expanding in Memphis, demand for housing is on the rise.Steady Appreciation: Home values in Memphis have been steadily increasing, providing a favorable market for short-term flips.If you’re looking to get into the house-flipping game, Memphis offers the potential for high returns in a stable, growing market.

Assuming primary, max DTI is typically anywhere between 43-49.9% contingent on factors like zip code, program, FICO, etc.

It depends on so many factors.

Side note: I have no interest in managing other people's properties so that didnt not factor into my decision-making What do you all think? 

Factor in vacancy rates, property management costs, potential repairs, and even things like lawn care.

Make sure to factor in possible rate hikes when calculating your future expenses.Regarding your offer and projected numbersOffer Price Offering $525K on a property listed at $619K is a significant reduction.

So while there should be a percentage of equitable contribution, sweat equity also plays a factor.  

You can be an agent absolutely anywhere so that shouldn't factor into your decision.

Additionally, I’ve deepened my understanding of real estate terminology and gained valuable insights into the critical aspects of properties, from structural components to factors to look out for. 

Real estate investments can be great so hopefully you can apply what you've learned here so that if you decide to try it again you'll get a better outcome.I think what may have went wrong here is you invested in real estate at the wrong time, and with the wrong operator (syndicator), and perhaps didn't have the expertise to sort either of those two factors out.