along with too much inventory and rampant speculators who were trying to flipI had clients that bought 4 plexs in PHX only to find them 100% vacant in 09 to 2010 they bought them in 04 ish for 350k each.. by the time the bottom hit those units were vacant 100% like I said and trading at 80k.Same with Vegas.. the tenants left.my point Is Memphis is already a renter city and there is little to no new construction compared to the west and the south.. so the tenant base is already working in a myriad of occupations.I guess if Fed Ex up and left and some of the bigger employers but it seems stable for now.

@Russell Brazil It's common to have the closing doc.s fedexed to an out of country buyer/seller.  

@Brent Langlois  all title companies are different.there are a few in PA were I was selling some prop.. and they would not accept wire instructions unless I was physically in there office dictating them  in person.I said well that's kind of tough being I am in Orygun... so they fed ex a check.I don't like checks from small non national companies there was a title co. in Texas that went busto and many folks lost tons of their proceeds as the money went missing and company closed its doors.. so I 99% of the time want my funds wired. 

So you're planing on moving from Brooklyn to Irvington?

It is also a pain for public accounting firm's, like ours, as the onslaught of 1099 worksheets coming by email, fax, regular mail, FedEx and I think one even came in by pony express.

@Shayne FeeI am planing on holding the property for some cash flow.

A slip and fall of child or hi earning person where the insurance does not over the cost of the injury or possibly a death, they could come after you personally. a car or plane crashing into the property that would be in excess of the insurance that you purchase.

Im planing to sit on the land for now and possibly one day sell it or build a home for myself.

I recently got a part time job at FedEx making 13.50 a hour which I start on Tuesday to help fund my investments.

my wife and I are planing to flip a house and we are having a disagreement about the layout.