. $200 for single family or 10% of gross rents for multifamily is a good start, but you'll have to use your best judgement on things like the age of the property and the type of tenants you have.

I share this article I wrote a lot but I think it can be helpful for out-of-state investing (which, in my judgement, is very risky): https://www.biggerpockets.com/renewsblog/2014/12/23/investing-out-of-state-essential-items-to-vet/

In doing my research, I'm so-so on the Memphis market, but like some of the turnkey providers there with a long track record of credibility, trustworthiness and not disappointing investors, which is #1 in my mind.Some of the concerns I've read, but I understand may be skewed as I haven't read as much regarding other markets are: 1 - Difficulty finding tenants without financial judgement against them from PMs?

Even if you win a judgement, the tenants have no money so you will never collect. 

I have a good relationship with my current vendor, so I defer to their judgement on salting.

A judgement as in go to court judgement? 

We're not checking boxes here like Agency loans, we're selling your deal to a human bank committee (old school) who will make a human judgement call.

Your generic you owe a $20K hospital bill that has been reduced to judgement lien is superseded by a foreclosure as long as the mortgage the foreclosure is based upon was filed first, which it would be.

They made a BIG error in judgement and lost their rear end..I suspect in the 50K range.

Im pretty sure that banks are holding foreclosed properties back in hopes the market will catch up to a acceptable % of the amount of final judgement.