Terry Kerr. something of an institution in Memphis with a long track record of competency.There are then a raft of companies that either don;t do their own management or their own rehabs so they are not turnkey but can supply decent homes.PS: memphiscashflow also has a good reputation not sure if they do their own management though.

as they spend more of their time exploring and eating out...they don't come to visit my VR.

The stronger your reputation the more contingencies you will be able to get away with in your contract.

internet explorer.

I actually explored this route but later gave up because I just had zero experience. :) Better start small I figured. 

@Sean BrooksI stand by my original statement about it being easy to become a Realtor.I am not laying blame to the Realtor for not getting the deal done, I am laying blame for lack of education to the client.A GOOD Realtor educates their client, a Transactional Realtor takes listings.A GOOD Realtor is able to have effective communication with their client, a Transactional Realtor will talk on their clients behalf.A GOOD Realtor works with reputable brokers, a Transactional realtor goes to one of those 100% Agency's that have no contact with them.I think that Good Realtors will know Good Realtors, and investors and Good Realtors despise Transactional Realtors.Just my opinion.

Go to the source for the facts, either the state website itself or a reputable source, such as the state association of realtors. 

Get an inspection by the most reputable provider you can find.

I am currently exploring strategies mixing buy and holds and fix and flips using traditional and creative financing and in the meantime pursuing my CA Salesperson License - all while raising toddler twins!

I also across another suggestion on BP which is worth exploring  paynearme.com