If the offer price is too good to be true you may be dealing with an inexperienced wholesaler who doesn't know the market. 

What price point are you looking at?

@Jack Cottrelli get nervous when new investors buy random properties out of state.this is below the median price in KC, so i am assuming it may be in a more challenging neighborhood.  

Learn basic maintenance stuff from YouTube (caulking, painting, learn how to use a drill, etc) and find a well priced handyman for maintenance.

I don't believe that is the case, especially if you have a quality unit, priced competitively, and clear advertising.

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

Rafael,Whether in Memphis or any other location, my advice is to stick to homes priced near median value and in areas that are stable with pricing. 

I think investors see it the same way and invest that way too leading to bumps in prices if they start to see a trend.   

I’m looking to do a 1031 Ex w 300k down and 650 purchase price can anyone suggest areas that might cash flow w these numbers ???

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!