I wouldn't call myself "soft hearted" about it, although I can see the perception there.  

This negative perception leads to either no offers or low offers, and is the reason most properties don't sell in today's market.

My perception is that the funds will invest in the leftover slack when an investment doesn't fill.* Prefer to diversify among management teams.* Prefer to control location for state tax planning.

I hadn't really thought of utilizing a HML, from the perception that there would be now way they would lend to someone who hadn't done a deal before.  

Out-of-state rental investment is a great option for people in pricey markets like LA, but I'd caution you not to be seduced by the siren song of a bargain basement price tag.Many new investors like the idea of starting with a lower-tier property because it means they need less capital to get in the game.

But I think the perception of Memphis being overrun by rentals has more to do with the fact that the turnkey operations in Memphis are very good at marketing, and has less to do with actual data. 

Many times there is a perception of crime and the crime is petty crimes, though crime none the less.

I know we serve for purposes much more honorable than discounts but remember, perception is reality.

We realized that one of the reasons the politicos were against these was the perception that they are draining money from hotels, and reducing occupancy tax.

The perception by novice investors that they are somehow saving money or increasing cash flow actually has the opposite effect.Cash invested almost anywhere else than in a rental will normally generate a higher return than prevailing mortgage interest rates.