I would love to build a portfolio, if anyone can guide me to which pockets are the best for rental and brrr method in Memphis would be a great help since I'm not local to memphis.

The CAP on that was fair and enough for me to cover my expenses, debt payment and put some cash in my pocket every month. 

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Either way you are going to pay for it, it just matters which pocket-  as you could also refinance your primary residence but again that will skyrocket that loan.The only way to make it go away would be to sell that rental.

I do have small pockets where nobody is here, and that's a nice break for me.

Welcome to Bigger Pockets Jon Kim!

Welcome to Bigger Pockets !

What might help you for the next attempt is to read (BP's book written by yours truly--The Hands Off Investor), and network (join a community where investors discuss deals, trade advice and observations--coming soon will be Passive Pockets, an offshoot of BiggerPockets which recently acquired the popular passive investing group Left Field Investors).

Welcome to Bigger Pockets !

So while a seller credit can reduce your overall cash out of pocket on a deal, lender guidelines typically won't allow for it to cover 100 percent of your down payment.