Can you please refer a capable Property Management suggestion for Memphis, TN Please.

How do you balance the risks of holding during a market dip versus the rewards of appreciation?

I also see your point about avoiding bargain basement properties, especially insofar as tax shielding is easier with an asset of a reasonable size.Your point about barriers to entry is also interesting, since I suppose those barriers can be geography (natural boundaries of mountains/water), but you're probably referring to that which impedes future construction?

Happy to help --What are you referring to when you say you specialize in this specific issue?  

Here is the podcast episode that I am referring to when asking this question. 

Quote from @Erick Pena: A "good" rental property is one that covers all expenses (mortgage, taxes, insurance, maintenance, property management fees, and any other costs) and still leave a surplus (commonly referred to as cash flow).Calculate cash flow as: Cash Flow = Rental Income − Operating Expenses − DebtThere's much more to it, but that's the basic idea.

For future reference, what @Charles Carillo said is very good advice.

I've heard people refer to Santa Ana winds with the Bay Area but I wouldn't think it goes this far up north. 

You reference taking out a HELOC and those are generally provided when the property is in your personal name, which I don't recommend for investment properties.Overall, it sounds as if you're tired of dealing with "long distance" ownership.

I can provide you with some CPA and lawyer references that support real estate investors.