Finally, closing costs were reasonable.Cons-  Quality control of closing docs. 

The seller has pulled back and is not interested in meeting in person at this time.

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

I would be delighted to meet with you in person to discuss any opportunities for involvement or to simply introduce myself further.

My personal advice is cut your losses and move on. 

I’ve only sold 2 personal residences and I sold them both myself.

here's what i personally am doing.  2 things.1. i will BRRRR something that breaks even on rent IF i can force a huge gain in equity.  2. i'm looking for seller finance deals. 

Also, I'm not sure what the zoning would allow you to do.As a side note, a touch of personal opinion still, which is shared by many people I know and which doesn't directly affect the discussion.

I wouldn't waste my money on that personally.

You have to treat the animal like a wheelchair for a handicapped person.