Dallas is tough due to high taxes & insurance rates, Memphis has a declining population and high crime but you should really check out other midwest cities with strong population growth and low taxes/insurance/crime rates.Hope this helps! 

Taking advice from Rich Carey, we are currently working to drive down the principal as much as we can to a point we can refinance and make the numbers work. 

My husband works and I stay at home so I would be the one really doing the legwork and I am currently trying to decide if that is something we should invest in.We talked to two realtor agents that we know and they did not have any good information on multifamily properties for investments and that is driving me to more want to just go figure it out for myself.

I think I'm going to go with a Keurig and offer a variety of coffee, tea, and cocoa pods rather than a cheap $20 coffee pot (that always drives me nuts when I stay places!)

The MLS was not helping so emailing landlords with Craigslist ads and “Driving For Dollars” was my doing.4.)

I search for houses by driving around and it becomes easy to spot a 'distress' house and when they are vacant, I find out if the owners are gone and living in a far-off state or are ill and just have really 'divorced' themselves from the property.  

One with population growth of business and families.

If you're open to driving over the border to NJ or NYC, I can make a few suggestions of groups in my area. 

Drive around the parking lot and look for trucks with handyman stickers in the window and take down the phone numbers.

try to get him to his accountant to splain it all to himI dealt with that in the timber industry.. old land owner zero BASIS  1 to 2 million in standing timber  we offer them cash for it..and first words out of their mouth is they are afraid of paying taxsall while living in a beat up shack and driving a 60s pickup with a broken windshield.I had a way to 1031 the timber in a really nice apartment complex make them 10k  a monthnet and replant their property etc etc..