Low initial investment amount ($100 is the minimum purchase)2. 

I have done some research and I have heard there is2 options, a assignment of a option contract or transactional funding.

In a BP video, Memphis was noted for it's RTP of 1.04%, low tax rate, and "could generate 20% can on cash return" (though where they are getting these number, idk.)2.

If real estate doesn’t “turn you on”, and you still believe it’s a good investment, then invest in VERY passive real estate investment, like the Vanguard Real Estate Fund. 

Institutional backed money and hedge/equity funds have entered the market and spending large sums purchasing SFR needing rehab, thereby lowering supply available to wholesalers/flippers significantly.5.

Low risk, high reward for them.I would also consider getting a 2x security deposit + 1st months' rent + last months' rent.

Do you have sufficient funds?

Doesn't sound like you remodeled the property to command a high ARV or the ARV's are just that low. 

Thank you @Bonnie Low that’s great advice!! 

The HOA funds are limited and if something happens, there will likely be a special assessment; roof and/or exterior paint are the big ticket items that are near end of life according to building assessment.