Hi Marty,It really depends on your goals and where you are at in life.If you are risk averse, then buying a house for cash is probably your best bet.

If you can't do that then a HELOC is probably the best bet, but make sure that your rent will bring in enough cash to cover both loans.

At the end of the day, people are what’s most important.If your goal is to save or stockpile the most money, then yes, renting out the new house might be the best bet if you can leave for cheaper elsewhere (which it sounds like you are).

My bet is that you did something small during your first class. 

Multi-family is your best bet .The most difficult thing to do is to get off the sidelines.

I mean I am turnkey I was the number 24 new home builder out of the top 30 in the Portland market.. and all of are product are TURNkey I suspect  they are brand new homes.. just like the buys I fund here in the PDX metro area they are flippers.. they just NEVER sell to investors its all home owners.. and homeowners want fresh new modern rehab.. so investors same thing they want fresh new rehabbed rentals.. and if you can bring the management component that helps them.. but I bet Memphis has their share of flippers that sell to home owners.. they are turn key in a sense..

But if you are working with no margin for error and something goes wrong, you're in rolaids city and all the progress you made on your plan (and maybe even more) is suddenly at risk. 

Most of my staff respond well to my management style, but the low performers seem to end up hating me when they find themselves in the progressive disciplinary process.

So I'm not really betting on any positive market trend that would lead to better-than-inflation appreciation (so no icing on the cake I believe)Thanks again

Best bet is to just use hard money unless you can stay put for 6 months.