And while, there are some people who are purely drawn to teaching others, MOST that are teaching any capitalistic pursuit, are doing so to make money themselves. 

Just pure math on just the rent versus cost, the Memphis example is better from a Cash Flow standpoint. 

At 18 years old I come into the game with pure ambition and a ready to learn mentality.

Not sure how you are set up now, but it sounds like you would benefit from a "high net worth" carrier such as Chubb, AIG, Pure, Cincinnati, etc....

So as a purely theoretical discussion….A transaction structured with a seller “carryback” for a large amount is usually where the buyer is trying for a low or nothing down deal.  

I had to start off with OOS investing because the San Francisco, Bay Area market didn't make sense at all for me to house hack or even buy as a pure investment.

Please don’t go all pure white. 

When I am shopping, I'm not purely looking at just the bottom line.

Which means you’d have to purely estimate your rehab budget. 

If you truly enjoy property management, it might be for you, regardless of financial consideration.If evaluating the question purely from a financial standpoint, it comes down to the value of your time.