If you're investigating the area take a lunch break New Park Tavern on West Side Ave - awesome burgers.

Grab a beer with some friends, eat that burger you have been craving.

I even have a drywall ruler you can use too.

The OP also said he left money on the table when he sold the paper for a 50k profiLets just use the popular 70% rule really quickly.

My first job was working at In and Out Burger.  

Look at it in the eyes of the 80/20 principle:20% of your properties give you 80% of the return20% of your tenants can cause you 80% of your problemsSell the properties that give you the most headaches/issues and least profitability  More info on the 80/20 principle:https://www.strategicinvestmentrealtors.com/blog/andrew-schulhof/apply-8020-rule-real-estate-investing 

I don't think the 2% rule really applies to a $100k SFR.

@Nathan HuiHad this discussion with someone yesterday and some compare it to using a ruler vs a tape measure.

They are not required to put a price point on every component though, for instance separating out the labor and materials.After years of kids being told they all need to go to college and that the trades are for dummies, the trades are in shortage of labor and full of dummies, while a person practically needs a college education to flip burgers.

Update on the property in Memphis: We went there on Sunday and came back next day on Monday.On Sunday we drove around, talked with neighbors, hired the neighbor cleaning up the yard and cut the grass, found a realtor's sign on the next block, called him and he became our agent.On Monday we went to the City for the hearing (the house was in code violation), extended the grace period from the City, hired anther landscaper we found in Burger King (saw his truck on the parking lot and asked the first guy we thought was the landscaper).