Is it worth it to go through the proper process with the city and run the risk of a huge expense to make this a 3rd unit? 

These are by far the least amount passive so do your due diligence on understanding how to run a successful STR business and researching local laws on allowing STRs.2.

The best thing this community can do is encourage your son to run far away from a subject to deal.

I am still searching for a solid and well run property management company in Memphis, TN. 

Some investors think that just because they are section 8 they don’t care where they live, they just want a roof over their head.  

A quick internet search led to quite a few complaints by people claiming to be ripped off, had deals fall through, or simply getting the run around each time. 

If you want it to run well, you may be spending a lot of time at the property.

We put together multifamily deals locally, and also run a monthly meetup group.

There's more low-hanging fruit here than I'll ever need, but hitting the ground running to pick it before land prices start reflecting the new higher values requires more capital than I have and I don't do debt.There are two main companies in the US who do the work of creating and selling eco-mitigation credits on a joint venture basis, separated by the Mississippi river.

He's still in the area and hiding under a rock for at least 7 years until statute runs out.