You may want to seek out hard money.

I am seeking to network with investors in Memphis, TN.

If they are concerned they should seek legal advice. 

I'm writing seeking advice on structuring lease renewals.Though my current lease says asks for 60 days renewal/non renewal notice, I've found tenants seldom reach out. 

I’d rather save that type of down payment for markets out of state.It sounds like I need to pound the pavement and work my lenders in the area a little harder and seek out more opportunities.Thank you for your time and input.

In the very unlikely event no one does, I can recommend a few.For lenders, I think it’s usually more networking with other investors, agents, attorneys, etc. as these days they don’t need to seek out business here on BP, they have a lot of folks coming to them via referrals.

Please seek the advice of a bonafide CPA or Tax Attorney. 

Another great way would be to post on the forums who you are and what you're looking for (here's a link to the post for some comic relief).

Hey BP family, new investor here super excited and seeking knowledge to help others as well.

If the property has not conveyed you would need to seek out the owner and deal with them directly.