So I would definitely lean toward BRRRR between the two options although BRRRR is difficult in this market.For the large majority of those starting out, I recommend house hacking although I don't know if that would work for you in your situation.

YOU get to decide where you want to invest, and there are investor friendly agents all over BiggerPockets and each and every major market in this country. 

Quote from @Mary Jay: My thought: the majority of business owners know nothing about this requirement.

I have been investing for 24 years and have been through numerous major economic challenges.

If the goal is simply to better understand the commercial landscape, values, and happenings, skip buying any course and start subscribing to the Business Journal for your closest major metro.

The city's diverse population and economic stability, thanks to major industries like logistics and healthcare, also play a big role.Memphis offers attractive rental yields and a vibrant cultural scene, making it a great place for both renters and investors.

Quote from @Steve Majors: Looks serious to me, but repairable.

For example there are 3 or 4 major utility companies just inside of Fayetteville and it seems like each property has a different structure/utility company.Other expenses = major capex (roofs, plumbing, flooring etc go bad eventually so I would save a monthly amount in a separate account for when these happen). 

I did a major renovation and increased the rent from $1000 pm to $1700 pm.

The property tax can differ majorly from one area/neighborhood/street to another.