I think it's also worth mentioning that having a Plan B replacement property is also critical in mitigating the timeline risk.Even if the preferred replacement property is already under contract well before the 45-day window.There are many unforeseen circumstances that could result in a deal falling apart before closing, even if things appear to be smooth sailing from the start.

Est ARV is 100-120K (good school district and solid B neighborhood).I haven't walked it yet (I will next week), but according to seller, it just needs paint, flooring throughout, new kitchen countertops (possibly cabinets too).

Memphis (*Dont invest in 38002,38106,38108 iffy, 38109,38114,38126,38127*) GOOD Areas **38016,38018 38117,38118,38128,38133,38134,38135,38016 38111 University is ok Memphis B areas, better tenants: These areas are:Bartlett (38134, 38133)Cordova (38018, 38016)East Memphis (38117)South East Memphis (38125)A little bit of a lower class would be: 38122, 38111, 38116, 38141, 38115

@John Balzowski what no ones mentioning is an investor should understand Property Classes.The numbers you've done in TX, appear to be for Class B properties.

(b) Except as otherwise provided in this title, a person may not, on behalf of a real estate broker, provide, attempt to provide, or offer to provide real estate brokerage services unless licensed by the Commission as an associate real estate broker or a real estate salesperson to provide real estate brokerage services for that real estate broker.Md.

The bottom quartile is the most investor friendly from a price point perspective with vacancy rate and % of return fairly in line with the rest of these cities.https://www.hostyapp.com/the-b...1.

If you're open to out-of-state investing and looking for a BRRRR opportunities, check out Cleveland, OH.You can find distress off-market opportunities under 100k in B to C areas.

-- it sounds absurd b/c it is), why should your personal DTI come into play on an apartment building???

@Joehn B. thanks for posting. 

Good point, @Karl B., but we've all had the experience of tenants who won't change HVAC filters even when you leave several with them.