I believe these properties will cash flow well, but I only have enough for a 10% down payment.

If you have a more extensive full gut rehab you need drawings depicting the work to be performed and material specifications.

I only own one property and am just looking for a RE attorney to help me with the proper entity structure (again, as a one time thing) to protect my assets.  

Quote from @Michael Lynch: People rarely talk about the amount of effort involved in operating a STR.Never sell a property unless you have a clear plan to reinvest the money into something that will perform better or move you closer to your goals.

Additionally, they may include a carried interest or promote structure on the back end, which serves as an incentive or commission if they exceed performance expectations.Limited partners (LPs), on the other hand, simply invest capital and remain on the sidelines.

Memphis properties are my best (cash-flow) performing properties.

A 30-35% ROI over 4 months sounds appealing, but it's important to make sure it's realistic and sustainable based on the rental’s performance.

I would like to know which are the best zipcodes to invest in and how is the rental market ion the area.

Many syndications will have special days or events for investors to visit the property to see how things are running, see improvements, ask questions, etc.I invested in a syndication last year and have been invited to several events already, plus they give regular updates on improvements and performance.

I only use white, professional letters for probates, and I mail every 4-6 weeks.