She’s stayed over at his place a couple times a week for the past few months.

Then if you’re satisfied with your team I’d recommend staying in the same location if possible to continue using the same players for a while.

The average renter of a SFR stays 2 years; in many markets it can sit empty 30-90 days.  

This has been a topic on my podcast Investors' Guide to Memphis Real Estate where I talk about how I personally invest in Memphis. 

I'm not sure what capacity you want to learn whether it is for development or other uses but this is a quick guide I found that would help that's pretty official it's a little outdated but just like any development experience and knowledge helps.

@Will Smith @Lee Li feel free to send me a message to see if we may be able to help or guide you to a reasonable solution if that does not work out.  

Stay squeaky clean with the IRS and local government agencies like code enforcement, sales tax, etc.

Fannie Mae does have a loophole (taken directly from the Fannie Mae Selling Guide:"In order for non-mortgage and mortgage debt to be excluded from the debt-to-income (DTI) ratio, the other party has to pay the complete monthly obligation every month for a minimum of 12 months (and the other party cannot be an interested party for non-mortgage debt).

To that end, it is the renters insurance policy that would cover a place to stay - not the owners policy. 

Stay out of investing in CA...just way too many deterrents.