However, The requirement for single adu seems seldom enforced on duplex if it stays below 5 units. 

This will be the largest bond sale in US history coming up which on top of the debt we are also running as well - if we have so much debt to sell I do not see rates going down, I think they may rise (or stay around where they are at). 

Lots of great info on here as well, and like they're saying the best thing to do is to find an experience broker / realtor who can help you navigate which neighborhoods to target and which ones to stay away from, as well helping you to build out your team for property managers, lenders, inspectors, contractors, ect.

i tell them all the time to find a good W2 job you like and you plan on staying with a long time. 

While you have mentioned that the tenants’ frequent texts are annoying, it’s best to stay professional and set boundaries by letting them know you’ll update them when there’s progress.

Good for you for staying ahead of the game 

we are setting up two OZ funds and would love to talk about what you've found. one is for land development and is more active the other is passive real estate ownership of extended stay. all are ground up. 

Don't let them choose for you.Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.

Expenses went down and ratings / reviews went up.I did the switch after staying in an Airbnb that provided both flowers and local bakery goodies.

They have a CPA license, 20+ years of experience and their name on the door but they stopped being an expert when they decided what they knew was enough and they were done learning or staying up to date on tax law.