It is the properties which are intended to attract a high number and quality of tenant so you can try to pick the best one. 

The pricing seems detached from the realities and quality of the services rendered, or the accounting of the project as a whole.

These properties were rentals that have been fully renovated to meet/exceed the quality of the neighborhood.

Properties located in neighborhoods with diverse demographics tend to be more attractive to renters and buyers, which can result in higher property values and rental income.Quality of SchoolsThe quality of schools in a particular location can impact the demand for housing and rental properties.

Meanwhile we have them installed by our professionals, properly, and with good quality laundry hoses and dryer vents. 

For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

Heavily consider investing with GP's that tend to like the money but do not NEED the money to survive or keep some business model alive.Some of my friends did massive exits with multifamily and sitting on tens of millions or more in cash with pencils down on that asset class unless they can buy quality at say 6 cap and assume a loan with 5 to 7 years remaining in the 3's fixed with 25 to 30 year amortization schedule.

The areas I named are sustainable areas of great interest because of convenience and quality. 

If you are patient, there are some high quality companies both in Memphis and other cities, and this company you're talking to may be one of them, that have reputations for being spot on with their data and operations.

Consider a live in flip, we used to use terms like sweat equity to describe this tactic.Couple of lender ideas Get a co-signerTalk to local or regional banks, you will need "portfolio" lender.Get a bridge loan from hard money or private money until you quality for conventional financing.Financing will be tough.