Be patient, analyze some deals while you save up money, and strike when the iron is hot. 

Cody Sperber and Josh Altman; 2 hell of a great pitch men, but $495.00 I thought was steep even though they offer Satisfaction Guarantee.

Prices are up but so are rents - still good deals out there for those who are patient and persistent. 

You can't underestimate the importance of reputation, but people sometimes deserve second  chances.My advice would be the same if this question was asked about something you did wrong at work, in a marriage, or anything else.Start small, never ever do anything to cause doubt, be consistent and patient in repairing your reputation.

Be brave and patient with what you decide what to do and your market selection.  

It encouraged us to "just be patient, this price point takes a while" etc.

You just need to be patient and continue looking for the right deal.

Needless to say I've been super patient throughout this process since it's a great deal and has tremendous upside potential.  

My word of caution though to anyone who is investing from out of state, I would not invest in SFR or MFRs in Memphis unless 1. you really know the area and are patient with tenants who often pay late, 2. you have someone that you completely trust living in Memphis to manage it and who has the ability to check on it if there are problems and go to court for you if needed, and 3. you know an electrician, plumber, and a handyman who are all willing to do side jobs (aside from their normal company work) at cheap rates. 

Try and find an agent that specializes in working with investors we tend to have a bit more patient than your traditional listing/buyers agent :) .Good Luck!