New construction, townhome style or even small simple house style - coupled with nice neighborhood amenities, and in a good school zone 

Focus on areas with good schools and infrastructure for reliable tenants.

Also, she's my elementary school teacher and I know her well and I'm the agent. 

Verifying last 2 years of rental history very important!

Highlighting features like “walking distance to top-rated schools” helped me attract renters even during slower months.Negotiate SmartlyWhile sticking to your legal rights is important, a pragmatic approach could save time and hassle.

You’re looking at a market where cash flow is more predictable, and that's something you can count on in the long run.Another reason Memphis is popular with out-of-state investors is the city's history of solid returns.

We look at things like safety, unemployment, schools.

I only bring it up to say it can be done, even with a group that doesn't have a long history in that market (the two deals I mentioned were the first in the market to acquired by a Sumrok student).

Most cities have areas with lower crime and better schools.

@Joseph SpearGood feedback, but would be careful about buying based upon Cap Rate with Homeroom as you outline.Just have to look back at Airbnb history.