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

The only way I would ever win a MF deal in DFW would be to overpay - I wouldn’t understand the sub market like the locals do.Pick one or two markets you can get to easily.

If you have the time to shop around, first look at your local consignment shops, nextdoor or facebook.

I also met other investors who were investing OOS at a local meetup.

I found this property while driving for dollars after leaving the local barbershop/garage shop 🤣.

You could hire a local company to furnish the property and stage it for you.

Look up the local wholesalers in the area. 

I always say 'I don't care what cap rate I buy at, I care what cap rate I can turn it into'I built Market Analysis and Sales Comps tools for my local SoCal market that will let you analyze the current or terminal property & units, from wherever you get your deals from:Sales Comps & ARV estimate:Sales market analysis:Rental market analysis:Would love to discuss how to make your extension that much better!

You'd be better off building a solid emergency fund and developing relationships with reliable local GCs.

A friend advised me to check reviews online and look for someone local with experience in single-family homes.