Does anyone local to Memphis know what the going rate for simple repairs like that should be? 

At today’s rates, most properties at high LTV are negative even with 1% rent to value ratio   This implies the 1% rule is far from assuring positive cash flow   Good luck

Rents could continue to fall, and the cost of labor rise dramatically.https://www.cnn.com/2024/11/19/economy/new-home-undocumented...

. $23K isn’t a huge amount of capital in today’s high-interest-rate market, but it’s definitely a starting point.

There is also the lending field which is quite lucrative if your more into financecommercial real estate if some day you want to be doing bigger deals and making 6 figure commissions checks.. etc etc.to try to start your business as a flipper or wholesaler is tough and it has a 95% failure rate being that it appeals to the mass's of which many frankly don't have the skills to succeed or the financing behind them.OR converselyMake money at your chosen profession save and buy and hold.. buy the best you can hold for long term.. same with buying securities .

Look into factors like vacancy rates, local job growth, and tenant demand to pinpoint promising markets.Once you find a property, work on running the numbers carefully—factor in purchase price, rehab costs (if applicable), property management fees, and reserves.

During one business deal I had 3 different agents in their office taking over the file because of their employee turn over rate.

The dollar-peso exchange rate benefited us with respect to fees, so we have some extra class A shares we can use as collateral. 

And based on the interest rates your getting, it sounds like the cashout would be MORE EXPENSIVE debt, rather than cheaper debt.

I was wondering if anyone had any tips or tricks for this area dealing with the insanely high property tax and insurance rates?