They look like they are sitting on wooden piers and not on a slab or perimeter foundation.As far as lenders are concerned, that could impact the financing.

.- as yet unknown impact from required structural inspections (bill 154).

Memphis can actually be a great choice for real estate investing, especially for someone with your situation.First off, property prices in Memphis are much more affordable compared to markets like CA, so with $50k, you can actually make a bigger impact.

When cap rates increase you have to have an impact on NOI great enough to overcome the cap rate adjustment plus a profit. 

While concerns about vacancies are valid, a great deal will often outweigh the short-term impact of a couple of months without rent, especially considering that it usually takes time to close on a property.

Impacted Areas. 

Tax impacts include deferred gains, adjusted cost basis affecting future depreciation, and strict adherence to IRS timelines.

Consider adding this cost into your annual expenses, as it directly impacts your ROI.Incorporate Your 401k Loan Payments:Treat the 401k repayment like any other loan.

Did you notice which of your updates made the biggest impact on your final sale price?

The refi or additional debt of any kind will impact the current performance of your property I'm never a great fan of selling a good producing property - unless I am certain I can improve the overall performance of my portfolio.