@Kyle Steiner Memphis is a good cash flow market but I would encourage you to add Indianapolis and Kansas City to your short list of markets to consider.

I am actually in the middle of a Rehab for a BRRRR strategy and I will be putting a tenant into the property soon and hope to refi out of my short term hard money.  

Our loans are typically short term, structured as bridge to get the borrower from Point A to Point B.

@Sean Colyer @Jon Mason I would join REIN, try to attend the Bigger Pockets meet-up on Tuesday, and make it to Seth Mosley's Music & Money Investors Group that meet the first Wednesday of every month in Franklin.

Can we put new locks on Gates come Oct 1 and force them to sign a short term lease and pay arrears and upfront?

You may have to do a short sale.

Are banks open to short sales and if so what are the typical LTV’s today?

- What legal steps are prudent regarding a financial partnership with my girlfriend (We are planning to undertake this whole effort together)Who I feel I need to meet with: (This is not a solicitation, this is what I have taken away from "The ABC's of real estate Investment")- Lenders, I need to establish a lending partner who can advise me on my short term options and my long term strategic goals.- Real estate agents, I need to start getting in touch with the current state of the market, and start translating the theoretical book learning into practice. 

What where your short comings and how did you better yourself?

Some times sit on them or lease short term until market is ready to take profit.