I’m thinking of finding a buy and hold investor to rent the place out, but I want to make sure I explore all my options with this property.

I basically have explored every neighborhood EXCEPT north Vegas, lol.

That doesn't really address your needs or your unique liabilities.

I'd start with your current lender and let them know you are exploring other options if they can't get it done at a reasonable closing costs. 

For me, because I'm a Realtor myself, and also a PM - my script explores both of these options for getting them as a client if they're not willing to sell to me directly at a discount.

It will help if you provide more details of the story since it's a unique situation.

@Todd GoedekeQRP is a broad term that applies to all Qualified Employer Plans of which there are many: 401(k), Solo 401(K), Profit Sharing,  403(b), etc.There are a few folks aggressively marketing under the label "QRP" or "eQRP" to make it sound like they have created something unique and fancy. 

The unique thing about Memphis is almost every zip code can provide you with the returns you are desiring and good tenant stability. 

Each unit is unique.

I am currently exploring an investment strategy of acquiring a single family home for the dedicated purpose of converting to a daycare center.