I would say one of the primary differences at least for me was that Elite was probably more likely to work with you on price points while Memphis Invest I view as more streamlined. 

It saves me a bunch of time putting together offers by streamlining leads and analyzing properties.BTW...

I've been able to work a full time job this entire time as well by creating a great team, building in systems, and learning how to streamline some things that I dont have to do anymore.

Up to $35k in renovations is the "streamline" with less paper work.

I'm still educating myself on all ways to make money in this business, my long term goal is to be apart of a company streamlining many deals.

It tends to be a more streamlined process.  

Two properties total (I live in the other).While I'm familiar with tenant screening services, I was more looking for the streamlined effectiveness of what smartmove offers.I'm very familiar with the RTA and how the LTB works.

ideally I am looking for a smaller operation (but who is also established and has a streamlined process of reporting statements and depositing rent timely) who has an EXCELLENT communication via e-mail and phone!

Question 2: What if I go with the streamline loan and it turns out to be really close to the $35k threshold?

I do work in your market but mainly with home builders like Ryan and Foxridge Homes in Brentwood/Franklin and Murfreesboro areas.Hope the info helps.Here are some tips to streamline your cash out at 6 months:- have your original Final HUD settlement statement to document your acquisition- have all receipts and scope of work (SOW)'s to document work done for valuation purposes- get a verbal from local appraiser on opinion letter (usually 50-100 or free with relationship) as it might help your appraisal value you need to get to but if there are a lot of solid comps you will not need this- keep an updated loan file on your desktop broken down with folders for paystubs, bank statements, tax returns, W2's, lease agreements, insurance deck pages, and etc so that when you go to do the loan it will be a slam dunk.Preparation will help reduce your brain damage when getting financing but if you do the above it will make your life a lot easier in advance.