Home values here have had massive increases over the past several years as the city has been ranked among the top 5 "Best Places to Live!"

CJ Ashton thank you for your response and I hope to be the “House” 😊Nathan G. maybe it’s that I didn’t expect that response from someone in Wyoming among the calming trees and mountains, I do miss mountains but would miss wearing shorts and sandals almost year-round.Gail Dudlicek if I was selling I would supply a home warranty but that to me always seemed the only reason for it; and I know what a roof and A/C cost as I just had both replaced on my house and I have replaced the dishwasher, microwave, faucets so not coming in blind thankfully, and thank you for responding.Ben Zimmerman sorry to hear about all your troubles with your first rental, thank you for sharing, it really helps prepare for what I’m getting intoJonathan Watt so you are part poet, nice and thank you.

Pick a good diversified equity fund from among the choices presented to you. 

NV and DE are among the strongest, however TX and one other place round out the top four.

I feel like this should be prefaced  with the fact that I understand the nuisances cranes/construction cause via traffic and everything else (I, too, live in UTC).That said, I think those who incessantly complain about the issue and seek legislative change to stop it are almost always some combination of selfish, shortsighted, and/or stupid.Typically speaking, you should not mind cranes or construction in areas where you invest for a few reasons - I’m not sure that environmental variation is among the most important/obvious.What is obvious, though, is the fact that cranes/construction are pretty good evidence that you’ve placed yourself in the path of progress.

When the credit market tightens, they're usually among the first things to be frozen or converted to amoritized loans.

The diversification of industries here among the healthcare, education, energy, technology, and finance sectors allows for a strong economy that grows steadily year-on-year and suffers minimal impact from market hits.The potential to fix-and-flip is high here, as well as the opportunity to BRRRR.

They are among the worst I've seen anywhere.I see two items of concern here. 

Combined that with segregation, red lining, and lower home ownership (read above average # of renters compared to similar sized cities) among the majority demographic will leave an outsider investor who doesn't know Memphis searching for cash flow gold and losing the equity battle. 

Most of all,  be sure to establish the "what ifs" should all not go well, like vacancies,  additional expenses, costs, and losses, disagreements among the partners, wishes to sell or liquidate when the other party does not, family succession, etc.Everybody gets along great when times are great and it's a brand new venture.Plan for worse case scenarios to both party's satisfaction before anything happens.