If renters find out your utility costs are high, they will expect a lower rent to balance it out.

My recommendation would be to iron out what you're looking for as an investment goal.

Just stay out of the higher crime areas of Memphis.  

Unless it turns out to be scam or fraudulent

Based on my research, several lenders stand out, but I’d appreciate firsthand experiences.Key Considerations:Loan Terms: Fixed rates up to 35 years, interest-only periods (e.g., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

I transitioned out of existing inventory and things like worse markets there wasn't enough capital drivers or growth to make the numbers work. 

I'm in Nh, feel free to reach out to connect.  

Quote from @Luis Cerwin: I have a single family house in Detroit (I'm out of state) for past few years.

Get out of your comfort zone.

If a property has been listed for a while you'd be surprised what kind of deal you can get out of it.