I am wondering if anyone has any insight on which areas of Memphis to avoid and if it has been saturated as looking online it appears there are a TON of rentals up for grabs and wondering if that is due to rental numbers going down or if it is just a larger city that has more supply.

Recently, I’ve started adding a serving tray with items to help my guests feel more comfortable during their stay, including a QR code to an online welcome packet.

       - Does not require escro taxes and insurance.I have attempted on 2 homes to go with online lending options, Both of which fell through and were a bit of a hassle.      

Of course, if your local ordinances restrict occupancy numbers, you can safely follow those ordinances. 

He was always safe in regards to PITI but you never know. liquidity won’t be a problem. only brought up owner occupancy of 1 unit to see if it added any benefit for cash out refinance or caused any harm.

@Ann Covey depends on if you do simple assumption, where the loan stays in seller's name or if you are doing fill assumption and replacing the owner on the loan Note.If you do a simple assumption, how will you receive all the lender notices and access online account?

You can also check their reviews online at Google, Facebook, or Yelp.

For me this involves making a lot of spreadsheets, but I will give you the outline.1)Establish risk capacity and tolerance: Capacity=how much can you afford, and tolerance=what you actually feel safe spending2)Use that information to narrow down what is available to buy: The amount will buy you a duplex in PB with 2 1/1's, will also get you a 4plex in Lemon Grove with 4 2/1's3)From there do the research on all of the available units that fit your criteria: This includes, but is not limited to, historical data on appreciation, market rents, historical rental data, and migration trends.4)Don't be afraid to wait for the right propertyI hope that I was able to simplify my process for you in a way that is helpful.

I've been looking at some of the online lenders (Better, Figure, Rocket Mortgage, etc) and while they offer a decent product, perhaps there is a lender who is local to Indiana that would offer a HELOC with better terms? 

I'd say the average person (maybe not investors on BiggerPockets) would get lost the moment you say, "You can find these loans yourself online...