I will have people that expect to rent my nicely renovated 4/3 3000sf with private pool, fenced yard on a lake for $100/night because they saw some other dump a couple blocks down for that price.

I was just the RE Broker on the townhouse project had nothing to do with the deal between the investor and the developer ( they had 4 or 5 other deals going at the time) But on this one the Investor sued and he sued ALL of us.. including most of the subs that worked on the project the developers staff  Myself  The guy who put the pilings in for the Peir in the lake the landscapers the janitorial folks I mean everyone..

Happens every year in wind storms.. but for over hang limbs I just have my tree guy go to the property line and go straight up and cut anything and everything that is over hanging my yard.. in our little berg here Lake Oswego they are Tree Nazi's and you need a permit to take a tree down.. you have to get an arborist to prove its a hazard etc etc..

I am not familiar with Horn Lake and the economic conditions you mentioned as a CON, but if you already have those concerns, on top of a large rehab, which typically don't shrink as you get started, and being OOS and needing a PM team, you may want to consider other options as you get started. 

I got into the industry in 2014 with a property management job on Lake Ponchatrain in Slidell, north of New Orleans.

They are in Fountain Square, Crooked Creek, and Forest Manor/Audubon Gardens.I normally see expense ratios sitting around 40-50% for SFH's, is this accurate for this area? 

I do have preferences ie close to beach/lake, no state tax (limited but if possible). 2.

Rodrigues 7715 Broad River Ave Land O Lakes 34638

Good for him to enter then, but to give that advice is completely missing the forest for the trees. ****, I married during the GR and divorced a bit post it.

I am not interested in anything out of state and focused on where I live which is Lake Tahoe/Reno region.