Apples and oranges are different, as are the markets you are speaking about. 

I would look at apples to apples in regard to sale price.  

There are some bad apples in Memphis, but some really good team members too.

My worry would be that the unsophisticated think you are offering something for nothing, when this type of transaction is apples and oranges compared to standard buy and hold returns.

Rates are lower and the products available (30 year I/O, 40 YR AM, ARM) are usually more diverse.

we eventually refied after only 9 months with a significant noi increase through fannie becoming cash on cash plus a sizeable non taxable event along with 5 years i/o at a very low rate which allows for a healthy cash flow

Just want to make sure we are talking apples to apples. 

Apples to Oranges.

@Adderson K.You should easily be able to find a great DSCR lender here - 5/1 ARM w/I/O is IMO the best way to get max cash flow out of your assets.

Legal descriptions in those states can rely on the old apple tree on farmer Brown's property as a boundary.