For quick math I have a range of each between: 700/yr to 3% of gross income

Make sure the location is safe first.  1.  

Applying a value add strategies can get you to much much more equity rather quickly.

Deal 1: 4 Plex (it's stripped down to studs, a guy ran out of money on the rehab)Purchase price 160k, Rehab 80k, Total all in: 240kExpected Rent: $4,000/month to $4,400/month depending on how quickly we want to rent the units out. 

Obviously, things can turn quickly if there is some sort of black swan event (pandemic, war, deep recession, etc.).Hope this helps you guys!

This requires some effort and not just relying on a reference from someone or a quick glance at their fees.

No need to dig through lists—just explore the map and find potential investment opportunities quickly!

Areas change quickly in Memphis and in a lot of cases street to street.  

However, there is no specific holding period contained in the tax code or regulations and there is no "safe harbor." 

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.