I have been reading conflicting information on what my first step should be.

Less rooms means less roommates and less conflict between tenants and less collection issues.

Still on the fence about how much time I’ll have to spend on tenant conflicts or turnover, but I’ll let you know if I do it.. 

The Realtor is always working with a conflict of interest as lowering the price also lowers commissions.

When i listen to the podcasts i hear "I worked with my attorney on this" and i have no idea where to get started with that or how much that costs.Due to my job i cannot get a RE license as it would be considered a conflict of interest because i work for a builder and i was hoping to get opinions on that aspect as well.I guess in general the more i listen the more i hear how much i dont know, heck i dont even know what i dont know lol.

Maybe their is even a surplus of houses available for rent, making it tougher for an investor to differentiate his property from others and get good tenants.I would really appreciate the insight of others who have lived in this area, invested in this market, or have similar or conflicting ideas as me. 

I have a conflict and will not be able to attend but hopefully you can meet some like minded people there.  

The main idea is that 1 in 3 renters in Memphis have to spend more than half their income on rent.As someone who is looking into getting his foot into the door of real estate investment here in Memphis (where I live and work as a teacher), I have been conflicted by wanting to make money with a property and the ethical obligation of providing quality housing.At the beginning of each school year, as some may know, schools have to verify addresses to make sure that the student still lives in the district.  

You also have to deal with inter-complex tenant conflicts.

That way you can haggle about it when you're on good terms, rather than when the conflict arises.I agree with the others that the seller has little chance of being able to force the issue.