These are not great investments and while the experience is not typical for Memphis, nothing I've read or seen should lead you to believe your experience will improve.  

By the time a property is formally put up for sale in a town that size the locals have know it was going to be sold and had their chance at it.

Repairing/improving to sell.

•Exterior: Landscaping improvements, including tree trimming and shrub removal.

Chances are that an engineer would be the most time efficient way of getting the info.

Most folks overestimate the cost to prepare a space for MTR, but you'll figure out cost-savings and improvements with every iteration.

I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

If I don't feel comfortable I also give folks a chance to get a cosigners.

I'll review any feedback and try to improve as a real estate investor.How are you going to get anywhere as an investor if "I do tend to be someone who ask questions and only wants to hear what they want to hear"?

You’ll want to check if your specific work falls under their home improvement contractor licensing, or if there are additional local permits required depending on the county.