There are some nice small things on the market that have already been re-habbed and it seems like I could pay that premium for things I lack at this moment and still move forward to build confidence in properties where I need to develop the team for adding value to my next properties.Also, I think Memphis is a cool spot-hope that works out really well for you.

@Osvaldo Guerra, there are too many nice places to house hack.

Their house is 2400 sqft; 4 bedroom, 3 bath with space in basement that could be an apartment or be used as a nice Airbnb; it's in a development with an HOA.   

The condo is in a nice area (Applewood neighborhood) and is a 2 bed/1 bath and 836 SF. 

This can be a nice compromise where the GC isn't paying for materials out of their pocket and you aren't paying for labor that hasn't happened yet. 

I like the investment model and the platform is nice and clean and seems like they offer very nice properties.

In connection with its duties, Qualified Intermediary shall be protected for acting or refraining from acting upon any written notice, request, consent, certificate, order, affidavit, letter, facsimile, email or other communication or document furnished to it under this Agreement and to have been signed or sent by Exchanger or any of its officers, attorneys, or other representatives, provided, however, that any instructions relating to disbursements of funds shall be subject to the provisions of Section 3.4 above and the Disbursement Instructions shall be signed by the taxpayer or submitted by the taxpayer online via the Software."

You wouldn't have to deal with any construction holdbacks / reimbursements which is nice.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

Nice!