I have started to looking into Memphis, but don't have local boots on the ground their to help me understand the market yet. 

You will find the top markets competition will be high..I see you have lived in CLT but I highly recommend boots in the grounds, too many over analyze and never visit the market or end up going with a turn key provider having no idea where they are investing..Identify neighborhoods in both markets where you find potentials and visit both market to make the best decision.

If I am being honest, I have been bouncing around from job to job ever since graduating college 3 years ago and have struggled in finding my grounding.

It appears that short-term corporate rentals (i.e. at least 30 days, but no more than 3-4 months) tend to have higher returns (principally in terms of monthly cash flow) when compared to traditional long-term residential rentals.

However, again managing my father's 4plex has been.... very, very easy compared to what I hear on these forums.

How hard would it be to replace the location and rent they are currently paying with another comparable unit?

But can't compare apples and oranges. 

I know a lot of investors don't like paying the fees, but on those early purchases, our agent saved us so much time and money and was an invaluable part of getting us off the ground.

of course, but without the specific on the ground 1st hand knowledge of the situation, as it moves, you would be going into this with the illusion of clear sight...and in reality, blind as a bat.  

Lying on a lease application is grounds for termination of her lease.