I'm not saying you can't make a decent return on rentals - I and many others here have done great with it - but if you have a well-functioning, profitable business that you know, why would you gamble money into Memphis *******es, to put it bluntly? 

If you're going to owner occupy and and want to benefit from some rental income then I'd go for it, but if you're looking for some combination of appreciation and cash flow there are better places to put your cash.

I know I made a lot of mistakes here, and if I could go back would certainly do things differently.Key facts:• no written partnership agreement • In business for 1 year, with 8 total combined clients• 2024 total income $29,500• No shared business property or initial investment.

Another issue I see with older homes is the layout and functionality is tough to manipulate even during a full gut.

The list is a combination of private and public data. 

Keep in mind that I am selling them as affordable fixer uppers and usually only address any health, safety, and functionality issues.

Class action lawsuits might still be a practical solution to the problem, but, if the statute of limitations is not waived, there is no chance of combining the original cases as their time to file has run out.

And maybe it's not all or nothing for a given method, sometimes a combination of various financing tools is what wins.

But how much is the function of uploading the listing to the MLS worth?

Quote from @Mike Sfera: for a duplex, is the BP rent estimate for per unit of combined?