My hat is off to you.When you say that you’ve purchased some properties with negative cash flow and “it worked,” do you mean that you have since sold those for a profit?

If there’s no exclusivity it’s hard for me (putting my “neutral” hat on) to argue they that an agent should spent a lot of time/energy in an agreement with no reciprocity

You don't have to live in a major construction zone (sleeping in a hard hat is not easy), but still get the benefits down the road. 

I dont know if I would say hat Memphis is tapped out now.

We have a saying in Texas "Big hat, no cattle"

If you look at the rental listings on zillow it just kinda looks like big money has had a footprint in buying up this inventory and flooding the rental market (takes off tinfoil hat).I also don't see a lot of MFH inventory - it flies off the market too quickly.

There are those who can jump in to investing and figure it out themselves and hats off to them.

Mom/pm is wearing her mom hat much more than her PM hat in my view and she is gonna get herself in trouble for it.

When I'm wearing my Architect's hat, I find this to be one of the top 5 "oooops...I didn't think about that" items when doing rehab.  

Choose a hat: When going after a property, position yourself as either an agent with a buyer who wants to buy their property, or as an investor who wants to buy it.