An investor should actually work backwards from their Target ROI, to  determine what to offer on a rental property:Determine reasonable market rent, NOT the highest!

I can't speak directly in regards to the Memphis market but here in New Jersey, I actually do see a good number of them.

Quote from @Jonathan Greene: This trend has been growing increasingly, but it's actually hurting most new investors.

These include the actual cash flow (NOI), Your net cash coming in after expenses and allowancesDepreciation - the tax benefit that lowers your taxes. 

Vrbo has free price automation software.I use Excel for book keeping.I don't pay for any third party software, not really needed on 1 or 2 properties.I charge a little extra for cleaning fee than actual cleaning costs.

When we split up the actual assets were mine.

I have lost a lot of sleep over it, and am actually about to board a plane to head to Maui to stay in the unit for a few days.

The thinking on this is that although the buyer utilizes what appears to be a purchase contract, it is actually being used as a purchase OPTION, and as such an option contract which clarifies that the purchaser is actually obtaining an option to buy should be used.   

I have to scroll down to find the original post, so I’m reading the responses before the actual post.  

If there’s a real problem with the system, it stems from the difficulty of actually EXECUTING an obtained judgement.