However I did some research myself on crime rates, and from 3 different sites, they all suggest that crime is rather high in that area:https://www.neighborhoodscout.com/tn/memphis/crimehttps://crimegrade.org/safest-places-in-memphis-tn/https://www.memphisdailynews.com/CrimeReport.aspxChecking city-data.com, the average salary for that median household income is around 39k.Also, the property value is listed at 145k, which seems like it is on the lower end.

But that appreciation can be withdrawn tax free, that’s a big deal  With your income I’d target having paid off properties generating $2-3,000/mo cash flow instead of $2-300. that lowers you’re required properties by 90%. just as important you get to  leave California and save 10% on income tax and 50% on personal housing.

You can get up to 75% of the value, but you can get a lower interest rate if you only take out 50 or 60% of the value.  

FHA allows 3.5% down, but has lower loan limits.

You are spot-on about Las Vegas multi-family properties having lower CAP rates and higher vacancy rates, but there are still opportunities if you play your cards right.

I'll start with the Axios interview I gave back in December and was published in January  Case and point, the low skilled Agents will be pushed out as there is now less low hanging fruit out there for them.The Elite Agents who have been superior to the low skilled Agents in everyway except for the willingness to work for a low wage, will no longer have to compete with 1,000's of low skilled Agents offering their services for a much lower price than the Elite Agents.Fewer low wage Agents means all that money rolls right back up to Daddy.

Recently I have been thinking about investing out of the state and I noticed Pennsylvania has significantly lower prices. does anyone have any experiences with Pennsylvania, So far I have been looking around the Scranton Area. 

Seller did not feel that a second position mortgage adequately protected her.My proposal is that we have two (2) transactions.The first transaction will be for an undivided 7/10 interest in the property and the sale price will be $157,500.The second transaction will be a sale on contract of the remaining undivided 3/10 interest in the property for the remaining $67,500.

It also allows for easier management and potentially lower entry costs.

You can certainly get a dscr loan on a vacant property it will just be subject to a lower LTV.