At least one of the coach's calls I did attend the, Rick Boyd, spent the whole trying to comp one property for a beginning student.

So, while I do agree with the above characteristics of a D class neighborhood by responders, I don't think that is the whole story.

The local/ state etc (governing body) may not just "give you" one.

The whole wholesaling thing is 90 percent someone putting a property under contract to find someone to assign to pay more.

As I take in the advice from Charles, Joshua and now you, sharing your insights, looking at smaller deals might give me the chance to still syndicate while building a track record and achieving proven success.

Hindsight is 20/20, and my education (courtesy of the school of hard knocks called Life) has shaped my approach to real estate investing and how I help others achieve their goals.Since 2021, I’ve been working full-time in real estate, specializing in assisting both local and out-of-state investors in acquiring small multi-family properties and short-term rentals.I would love to meet up with you and further discuss your REI interests and goals.

I went through this whole process recently of researching for Real Estate CPA and finally went with referral from friend that also invests in real estate. 

One day several weeks after close, they sent me an "invoice" via email with no body, just an attachment with a jumble of line items - It included one of the two items they were getting a quote for me on (new flooring), some but not all of the items they were supposed to fix as part of the contract (with prices even though they were paying), and a few other items I was not familiar with. 

And because it’s a logistics hub (FedEx HQ, major distribution centers, and growing industries), rental demand stays strong.I’ve been in Memphis my whole life and have spent over two decades helping investors navigate this market and build profitable rental portfolios here.

I am not a member in any "gurus" programs nor am I foolish enough to believe that the whole picture is provided by these gurus.