It is my view it has the exact opposite correlation that most people think. 

Based on years of experience with over 530 investment properties in Las Vegas, here are some thoughts to help you evaluate the value of property managers and how to find a good one.The Value of a Good Property ManagerMany people believe that a property manager's only value is collecting the rent.

Heating costs go up in winter, as does electricity due to the reduced natural light and more people indoors.

Don't let them choose for you.Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.

agreed. what I see is a major issue with used homes is plumbing and people NOT doing sewer scopes on their home inspections.. 

People can watch/listen to podcasts, but the only way to get into RE is making that leap.Just shot you a message!

Sort of a unique way to make money, meet new people and not get stuck with a tenant you don’t like for too long!

I hear what Zeona is saying, but it may be irrelevant if say you are in the North San Fernando Valley where people from the Palisades aren't going.

People line trees, water, walkouts, boulders.  

I think people can definitely get rich quick.