2) I would buy in this environment, but be absolutely more cautious.

While prices are low (under $200k), there's absolutely a rental demand - especially for working class and professional tenants who aren't ready to buy.

Absolutely, creating a baseline business plan is a crucial step when starting in real estate (or any field) because it provides clarity, direction, and a strategic foundation for your efforts. 

Then absolutely, yes.

It is very unlikely that you'll have problems/be investigated for just one instance, but repeatedly doing this will absolutely raise red flags these days.

Absolutely, but just like with everything in MTR, you need to put a little more thought into it than you would with another rental strategy. :) 

You absolutely CAN use simple free social media posts to get traction, but it requires posting actual value pretty much 4 to 5 times a week,  posting about things a motivated seller would be interested in.

As the questions rise, I will absolutely be reaching out to the BP community.

Absolutely.

Your experience is not normal for Memphis and not normal for this zip code.The 38109 property is likely an absolute no-go for out-of-state investors.