I own 4 long term rentals in Memphis, and I've found it to be a great city to invest in, so I'd really encourage you to find some good properties and get into the game!

Maybe I was too ambitious by expecting to get a solid property in a solid area for $100k below assessment with no competition... but man, I am going to have to up my game! 

Hi Late to the game here.

You might not start in it right away, as you may need capital and experience, but you will at least have a better vision for your end game.

I am choosing to NOT use a RE agent as the last 3 i tried were a nightmare and just tried to “just get me in to the game” with any cost and they clearly had no clue about lending.

I am looking to learn what is the best way to leverage that through LLCs to get into the multi family or long term rental investment game. 

I would just say the biggest red flag here is "anything sounding too good to be true" - whether thats a hard money interest rate well below market, or 100% "no skin in the game" financing, etc. - those are the biggest red flags here IMO

In today's market that is a game changer.  

Long-Term Vision: Sure, the duplex is step one, but what’s my long-term game plan?

Its a numbers game so you need to be on it.