Don’t know much about Memphis as a city itself though, I just know crime was a problem back in the day, is that still the case or is the city getting cleaned up and growing?

I will take on all the risk whilst always making sure the property is in a selling condition at all times and professionally cleaned and maintained, and if there's any damages my insurance would cover it.

I learned the drywall was cracking in October, but I'm not local to it so I wasn't checking it regularly.   

The tenants have paid and if someone is thinking about moving out then an extra surcharge that hits if they aren't out in time for us to turn the place for a lucrative AirBNB short term rental can help massage the move out timing.That said with MTR we do not have the cleaning costs that eat up a lot of STR gross, and its lower hassle in some ways.  

Need a lender who understands that clean title will only occur on the day of closing.

I'm not not interested in regular old notes :) But, I do like partials (I've done a few others).

Now I have done this for syndicators and I think that is a niche thats out their as their EM are 100 to 500k  and you can charge accordingly .. but in the regular resi space were deposit RARELY go above 5k how does this all work.. and how are you going to talk wholesalers who you dont know into using you..

Few left were broken, never cleaned.

Cleaned up house but didn't have to do much.

MTR brought in 75% of the gross and more of the net due to lower cleaning fees for turning over the STR.For gross numbers we brought in about 1.2% of the ARV value in monthly rent this year which is decent based on the rules of thumb at least.