ok you have flushed out the difference between these two neighborhoods but what does the math tell you? 

Also you can say the same thing about BP and everyone is talking about buying rentals.. its the herd mentality and when all these folks started buying in the deep trench after the GFC they expected the 2% rule or more that's where it was spawned.. now its 1% is acceptable and next thing you will know its .05%  etc etc.. the herd is alive and well in buying rental real estate in the US>. and I for one am happy to see it.. if the herd was not buying in many markets those markets would be flatt on their  @$$  and devolving but with all this out of state and out of country investment it saved many many cash flow markets from implosions.. since the organic market in the actual area IE local investors is not sufficient to buy all the homes that are there.. think about that one.. !!! 

You'd be better off narrowing down by neighborhoods or even streets when evaluating properties in Memphis.

so i found a duplex but its in a bad neighborhood. from the looks of it i wouldn't have to do any work with them which is a plus. should i let the bad neighborhood stop me from making an offer? 

I dont personally know JB, he is an organizer of an RE group I have been meaning to attend.

You make your money when you buy, etc.If I were to buy a 3 br 2 bth single family in a desirable neighborhood, no repairs needed, traditional financing with a 30yr fixed rate mortgage, would i be making a bad investment if I purchased the property through a realtor?

You make your money when you buy, etc.If I were to buy a 3 br 2 bth single family in a desirable neighborhood, no repairs needed, traditional financing with a 30yr fixed rate mortgage, would i be making a bad investment if I purchased the property through a realtor?

I prefer SFH in dire need of repair and updating, but in a good neighborhood.

The property is right smack in the middle of a residential neighborhood so it shouldn't cost too much for a hookup. 

We are looking to buy and hold single family homes in the many up and coming neighborhoods.