good luck 

the ones that look good in Ohio or Alabama or whatever come with their own challenges. 

Any referrals or recommendations for good and qualified brokers, sellers, property management companies, loan brokers, insurance brokers, mortgage brokers, contractors, etc.

Welcome aboard Nick and good luck investing!

Contractors come and go and are good for a while and then become unreliable.

This could be a good ratio for that market, but it is not a 1% ratio.

I have five houses in Memphis area, and the biggest problem has been finding a good property management company. 

.: Good afternoon BPers🫡,Will property insurance pick up the tab on something like vandalism or does the policy have to contain some type of clause built in regarding this matter?  

Selling it now seems to be not a good idea as I will lose 50% of my capital.

Must have tools: you need some type of evaluation metric and/or tool that you are comfortable with and are willing to walk about from a deal if it doesn't meet your requirements.also, a deal is a term for a transaction, not to be confused with a "good deal".