My bet is that you did something small during your first class. 

Multi-family is your best bet .The most difficult thing to do is to get off the sidelines.

Notice how all these hypothetical individuals are involved in business before anything else.

I mean I am turnkey I was the number 24 new home builder out of the top 30 in the Portland market.. and all of are product are TURNkey I suspect  they are brand new homes.. just like the buys I fund here in the PDX metro area they are flippers.. they just NEVER sell to investors its all home owners.. and homeowners want fresh new modern rehab.. so investors same thing they want fresh new rehabbed rentals.. and if you can bring the management component that helps them.. but I bet Memphis has their share of flippers that sell to home owners.. they are turn key in a sense..

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

An architect will be involved however most GC's have close relationships with architects. 

The circumstances that have led to the current situation differ for each of the properties involved.

You absolutely want a good relationship with your kids, but it is also your responsibility to lay down the law in order to protect everyone involved.

So I'm not really betting on any positive market trend that would lead to better-than-inflation appreciation (so no icing on the cake I believe)Thanks again

Best bet is to just use hard money unless you can stay put for 6 months.