Hello Gurshan, As you know, Memphis is a prime location for investment properties due to several key factors.

Screening criteria should be applied consistently to avoid discrimination based on factors such as race, gender, or familial status.- Peace of Mind: Knowing that your property is occupied by trustworthy tenants who have undergone rigorous screening provides peace of mind.

Since you mentioned retirement its always good to be prepared for the "What if factor" meaning "If" something should happen or come along unexpected.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

Let's not go into how gross the hot tub was for just a few days (but we all know that's par for the course with a large group of adults & kids) and yes, I factor the extra for drain & fill although in this case, it needed even more cleaning.What I'm struggling with is what is the most professional way to reach out to the guest and to write my review? 

I’m assuming only you’re local lawyers office would be able it depends on a lot of factors  

But the factor helping you is the amortization of the loan (principle paid down on the loan  by the tenant).  

One thing to keep in mind is there are programs that "Do Not" require employment seasoning so 6 months is not a factor with a few new programs. 

There could be other factors that fit as well, missed payments, illness, job loss, vacant, poorly run rental.

(After that I would factor in 8% so that is what I put in BP calculator for rental properties).