Would love to see the deck and model

Picture a developer that purchases a piece of land and has sites to build on (or build model homes).

Instead, a furnished rental model might better align with your objectives.

Arbitrage was a better model when there was stimulus money and revenge travel going on.

I would recommend chatting with many different contacts to see what fits your vision for real estate investing in Memphis because there are always pros & cons to every investing model and you should know what your options are!

I'm currently modeling a 10 year hold period to be conservative. 

The spreadsheet also allows for changing up the variables (bank account, cash flow, HELOC interest rates, etc...) to model different scenarios. 

If you're not working with a local agent to help you screen tenants...I would say the best way to get as many eyes on the property is create marketing material - add to local FB groups and host 2 consecutive open house weekends showing a model unit and amenities.If you're close to any University Campuses - I would also suggest to partner with the university for housing opportunities for upperclass students.Good luck with filling those up!

I interviewed a few financial planners with different models and the fee only was the only way they get paid without me spending money (in trades, buying insurance policies, etc.).Talk to @Michael Izbotsky.

Also sec 8 is a great model if a pandemic or loss of income is a concern.