BUT, through the ever-expanding magic of the internet, you can still assess the honesty of a provider (to some degree) by using Google Earth to virtually walk the streets of the neighborhoods you'd be investing in.

Holley by the Sea is the largest neighborhood by far but there are also a lot of HOA restrictions and you're looking at price points of about $250k+.

Memphis keeps coming up as an incredible place to invest, but caution is required as neighborhoods can change street by street.I have found two or three friends in the Memphis area that can serve as a boots on the ground guide. 

Also she pays with money orders (from Ralphs grocery store)  which is suspect to me. why would someone making 400k use money orders for rent. this is a SFR in a very nice neighborhood in S.California., I would like to move into the property myself and get her out.

My wife does not want to move the kids down there until the neighborhood gets nicer.

What is the surrounding neighborhood like where is the property located?

If your looking for flips the east side has a few great areas anything east of alpine has strong neighborhoods lots of home owners and not many rentals. 

E&o insurance, general business liability insurance, mls fees, electronic key fees, board association dues, print materials, website, facebook advertising, instagram advertising, direct mail, neighborhood events.

On better neighborhoods it will be closer to 1% or slightly lower on that metric but in those cases there is more hope for long-term appreciation.

@Ross Denman..I was looking for a PM company in Indianapolis,IN and came across your post..Do you manage homes in C class neighborhoods?