I’ve herd that this is a red flag.

Combined that with segregation, red lining, and lower home ownership (read above average # of renters compared to similar sized cities) among the majority demographic will leave an outsider investor who doesn't know Memphis searching for cash flow gold and losing the equity battle. 

We are partly looking at US entities to invest/lend in Canada since the exchange rate is so preferable and that since there are still deals to be had in Canada as the market is not as "red hot" as in the US.

This seems fishy, and I am pretty much going to pass on this because it seems like a red flag to me. 

A friend recommended Red Wagon Properties.

The multi families are clearly doing well with the large number of renters in Atlanta and single family looks good, but I thought it was a bit of a red flag with the amount of condos and townhouses on the market.Do you have any recommendations regarding a realtor?

That can't continue, especially if we're in the red on our income. 

Buying the right property knowing you could do some conversion could be a big win it seemsz I wonder if permitting or some other red tape would get in the way if you specifically targeted This kind of situation for value add. 

It takes 45 days or more to close with a 203(k) due to all the red tape and contractors and our seller kept threatening to back out of the deal and demanding extra money every time it delayed but we eventually did close and it was worth it. 

Builders here just end with tile..porcelain so beige edge (not red clay like some ceramics).