Memphis is a very unique market and think having experience as mentioned above in knowing the areas and neighborhoods to buy will is vital. 

Our regions growth largely didnt start til the Kennedy administration, while other metro areas with ample multifamily housing stock had large growth during the 1800s to accommodate a large influx of European immigrants.Out entire metro area averages only 200 multifamily sales per year out of 70,000 home sales per year

Purchase price: $1,150,000 Cash invested: $300,000Built in 1890, this Old Victorian was converted into a duplex in the 70's by a talented architect who made some unique and extraordinary custom design choices (read Vaulted Sunlights) that make this property truly one of a kind.

It is great to come to the forums of course, but as you can see, you always get many, many suggestions and ideas that are not 100% catered to you and your unique situation. 

In this unique and ever changing environment the regular rules do not apply. 1.

@Michael Bull why is it so difficult to find quality wholesalers in the Sacramento or surrounding regions?

I’m new to the investment arena and just finished Avery’s book on STRs.I’ve been looking into the hood canal area some smaller lake areas more inland as a regional destination vacation rental.

Unique deal with an 8 plex and  house onsite. 

I'll say this ... after landing here 20 years ago, and being in real estate for 17, this (NRV and, to some degree, Roanoke) is a unique, stable market.

Realtors/Brokers: Does any of you consider valuable a unique website that differentiates from others, instead of using the same templates that can be found online by web/SEO companies?