I've never been to Memphis TN and I have looked at all the property using redfin, google maps, and I know I still need to fly out and drive all the neighborhoods. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Our new house is also in a neighborhood with FASTER APPRECIATION, better schools, etc.

Some PM companies take on higher end stuff (think Cul-De-Sac neighborhoods) and some focus on the hood.

I would recommend you look for a good neighborhood to buy a multi family in.

I've had properties in pretty rough neighborhoods and i've never had this issue.

Obviously the numbers need to make sense but I am all in favor of trying to purchase properties in more A class area with the loan since there will only be very few times you can buy multifamily in these neighborhoods with as little money out of pocket.

It tends to hide marks better.Walls: Neutral tones like SW Repose Gray, Behr Swiss Coffee, or Moore Classic Gray are renter-friendly and modern.Trim and Doors: Use a crisp white like SW Extra White or Moore Chantilly Lace.Accent Walls: For a touch of style, consider an accent wall in soft blue-gray. 

What neighborhoods / areas of Charlotte and RD do you like?