Now that you've mentioned it, I definitely think that working with a broker makes sense as far as flexibility in financing sources/options is concerned.

At age 70, they are still working.Without the mindset and knowledge of what it means to invest wisely and have passive streams of income, hard work is wasted.   

It does however become more difficult.Yes you made the age old major mistake in the beginning as every new landlord does of fall into the trap of trying to please their tenants and be the "good' landlord.

You don't mention if you have a track record or not, but if you don't this makes it more difficult.

Memphis is, as Curt mentioned above a single family market.

I mean they both have the same or similar amount of bedrooms, bathrooms, age, sq ft, under a mile radius, etc.

We're about the same age, and feel the same way.  

Unless, those circumstances you mention would not preclude switching it over to a revocable trust that checks all the above-linked boxes.

Counterproductive to your end game.Roll the IRA into a self directed version and buy the property with IRA funds (you can get a non recourse loan too).As @Christopher Phillips mentioned, every property needs to cash flow with at least 70% financing or it is not a good deal from a cash flow perspective.Also, this $700 or so cash flow you are quoting, does that take into account all the expenses?

What I was good at was running a business, I started my own at the very young age of 19, and what I did have was the desire and determination to succeed at my new goal at that time - real estate.Start small and flip a house.