By being open to single family homes as well it really increases your choices, and for us, reduced the cost per door of acquiring our properties.  

Goal is to create long sustaining growth and cash flow that I could eventually sell or use to eventually secure a retirement home and place of my choice! 

The right choice not only depends on the property, but the investor as well.

Investing in Memphis, TN could be a great choice! 

Moot point then.But in response to your original question, no, I would not even consider climate in my choices for where to buy rentals or investment properties.

Also I don’t have a choice it’s real estate or nothing, financial freedom is getting achieved no matter what, I’m living the lifestyle I want and I need to retire my mom she’s 52 years old and has $2K in her retirement account.

When it comes to finding off-market deals, I’ve seen investors have success with a mix of these platforms, but each has its strengths depending on what criteria you’re focusing on:PropStream is a solid choice for in-depth data, including absentee owners, tax liens, code violations, and vacancies.

Do you think sticking with white is a safe choice, or is there another color that would add some more curb appeal while remaining neutral?

The idea of taking the monthly cash over the lump sum can be a better choice, but not in all cases.  1 - Let's start with the question of how old a person is, and how long they will be taking that $50/month, or $600/year. 

Given your situation, a multi-member LLC could be the safer choice to keep things straightforward with the property transfer.