Many reasons why investors get burned in Memphis and I am sure in other markets is that investors think by going around the turnkey model and building their own team that they will save a lot of money and get better cash flow and returns.

It is easy to burn through downpayment money, so I personally like to preserve my cash.  

Let China burn

That's what I'm thinking and I don't want to burn any bridges with real estate agents. 

Your time would be better spent finding deals and networking than chasing down clogged toilets.Once you have a system in place with a good property manager, your time should be minimal to manage that property....1-2 hours a week.I hear you that you're burned out...totally understand.

Yep, in our 2006 King Air 200 we have one on both sides :) burning Jet A love it !!! 

That's burning me on both ends.As I said in a previous reply, I think the obvious answer is that I should just wait another year or 2.

About a year into my tenant living at my rental house they told me the laminate countertop received a burn hole through it about the size of a quarter.

BiggerPockets is a great place for that, although always trust but verify.I recently spoke with an investor in the U.K. who owns a property in Cleveland and he got burned by his property managers.

In most markets there are limited amounts of the distressed sellers, so they will burn them through pretty fast.