I am fairly new to MTR and was curious what vacancy and lead times tend to look like around this time of year?

The IRS tends to scrutinize W-2 employees claiming REPS, and there is only one tax court case I know of where a W-2 employee qualified.

I tend to get hung up on optimizing my return on equity and using low-interest leverage to build wealth as efficiently as possible, but there's also something to be said for the peace of mind factor as well, as others have stated, or in your case the opportunity cost of distracting you from your job. 

Tankless WH cost has dropped significantly, they tend to last longer and are less prone to leaks but the initial switch might require upgrading the gas line with potential higher installation price tag.

These tend to be very comfortable, "Oh let me add you to my email list" conversations.  

Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.

They tend to be more flexible than institutional lenders and may lend based on the equity in your property or its ARV, rather than focusing on your income or DTI.If you have any connections with investors or family/friends who are looking for safe investments, you might be able to pitch the project to them, offering them a higher interest rate than they would get in traditional investments.Advantages:More flexible terms.Negotiable interest rates and payback periods.Considerations:You’ll need to clearly outline the project’s profitability and how you will repay the loan, usually through a refinance or sale after rehab.

Although that cash flow number might not be there until year 2 as usually that first year of a new STR tends to be lower rent. 

And the renters tend to be "easy" with the MTRs, too.I've met so many wonderful investors here in the Twin Cities!

Speaking of which, I'm gonna be putting together a Women's Speed Networking Meetup on Tuesday during one of the breaks.