Speaking from experience, don't be penny-wise and pound-foolish.  

My Italian mother used to always say to me "What do I look like!!!

They are prompt when questions or concerns arise and are always available if a realtor or title agent needs to speak with them.

I am willing to speak with you one-on-one, if you'd like.

You need to speak with a lender, give them your income, debts, etc. and they will tell you Exactly how much you qualify for.  

Ron LeGrand, the millionaire real estate investor was set to speak.

If you know anyone in the San Diego area or are in San Diego and willing to speak with me I would greatly appreciate it!

The short of the reasons being-- I've never heard of someone wanting to move to Memphis (speaks to desirability), the market is too high of a renter's market for me (speaks to less owner-occcupants which can affect quality), if I were to have bought in Memphis it would've been 5 years ago when the deals were better before the hedge funds and individual investors ate everything up, and for current times, there are just higher returns and nicer deals (in my opinion) in other markets.

You'll see in the forums there are several avenues where sec 121 and sec 1031 have potential confluence and synergy with each other - particularly in divorce cases where you speak.  

@Joseph Scorese Hey Jo, I sat in the first row and heard you speak at a WHIP meeting a few months ago, good job.