I am not afraid of rejection, cold calling or door knocking.

Really any advice is extremely appreciated.I look forward to building amazing relationships within this community.

I cold called the seller.

This was an extremely motivated seller who wanted to sell quickly, as-is, and was reasonable with her asking price.

I know plenty of investors that structured their deals like that in the Los Angeles market, where it was extremely competitive. 

Building a "boots on the ground" team in this market is extremely important.

They have been extremely helpful with all of my lending needs in Memphis including refinancing.

Inventory is extremely low here and I tend to agree with you but I’m also chomping at the bit right now. 

Is it Land, Office, Farm, Retail  Commercial property is extremely broadYou can evaluate without comps as you can use income and re construction cost.. 

Sure, within the next 12-24 months there may be some great deals coming on the market at owners who purchased a bit too thin on the cashflow find themselves crunched and suddenly motivated to sell, but that's kind of irrelevant when you're looking to buy a primary residence which is a decision most people make more for the emotional/stability reasons than for the cold-hard investor reasons.Main question to ask is can you afford what you want.