Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.

Several programs, like Homeward, enable agents to offer cash offers to homeowners.

I don't have anyone I know enough to trust as a partner so I'd like to offer debt positions or equity payouts instead of partnerships.

I do not charge an application fee until I am ready to offer the unit to an applicant assuming that there is no disqualifying info on the credit/background report which I do run even though I don't require good credit.

Indeed, there isn't much to do there and people are going there for the all-inclusives and there's no way you can compete against those, unless you plan to offer "free" booze to your customers.There's no issue about finding a team in that there's an industry catering to that.

To maintain my rates, I had to offer more than the competition, which also increased my costs.

The seller had a buyer that fell through and had already purchased their new home dependent on funds from the condo sale, so I was able to offer cash and a quick closing How did you finance this deal?

For example, If the property is worth $95k and the UPB is $92k, I would be inclined to offer $76k (80% of market value) to give me enough cushion in case the note went bad and I had to foreclose. 

Owasso is another area to consider, though prices there may be on the upper end of your budget, but the rental demand is strong due to local amenities and a community-focused environment.For a buy-and-hold strategy, these areas tend to offer good rental demand, relatively low vacancy rates, and potential appreciation over time.

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