@Jake Islas  pretty basic when it comes to investing the 4 door rule and the 5 door rule don't say that to any agent you run across they will know your a little green.1 to 4 banks look at as resi type loans... 5 doors or more are commercial.. generally speaking unless your a very high w 2 wage earner or very cashed up 1099 earner more than 4 resi loans is tough.once you pop into 5 doors or more and commercial the financing becomes completely different.All agents that do commercial real estate are investor friendly that's all they do.. so you don't need to specify that again showing your experience level is important if you want the best agents working with you.. if the commercial agents even get a wiff of a newbie your not going to be dealing with the best ones.

One is to list like crazy and make it up on volume and the other is to be more selective on transactions so you make bigger pops of money with less time outlay.The big commercial sellers are about list for less as the REIT's and other funds want to drive value to partners/shareholders.   

The market is key, I don't think a 5K pop town is a problem but what's housing like there, is it a tight rental market?

And I would also say that the 2-4 unit market is also skewed by so many mom and pop owners, who also ignore cap rate.

For date night, there is so much to do: Overton Square, Cooper-Young, downtime dining scene (Flight is our favorite), Orpheum, Grizzlies, concerts, not to mention the dining scene, especially what has popped up on Brookhaven Circle.  

A list of people to mention should pop up.

If you are going to do low income, make sure you have a safety net to cover the $3K bad move outs that pop up from time to time, and be ready to pay more for maintenance.  

It seems like an easy fix, look for a roofing supplier, visit their store and ask for their contractor calling card, some mom and pop usually leave some.

Good opportunities pop up in different areas and in no areas.It's more about finding the right opportunity for you and sticking with your criteria until you find one.

The female did have a dwi pop up while living in my property...