One of them is absolutely crushing it—she’s always hunting for leads, making calls, driving for dollars, and more.

Outside of jeopardizing a current property I own, the spread on this can't be worth the time or energy. 

Are there areas you do not want to invest in because of travel time, lack of a network, or other life factors? 

I'm curious about the proper legal structure and business types one should use to minimize personal liability as well as remain fairly anonymous to the general public.

They pay on time, the place I'm sure is causing roaches and mice for other units due to their living style, with the garbage and hording etc. 

Now is the time to start flipping in Memphis!

Definitely the way to go on rental properties if you are an out of state investor NOT looking for an enormous undertaking with a BRRRR type scenario or investment of that nature or part time or full time job.

I currently am a part-time real estate investor that will be leaving my sales job at the end of the year to start investing full time in real estate.

It's one of the few things left that Facebook crushes in. 

Unable to estimate appreciation potential because it’s brand new and no room to add on or make improvements, but over time I do think some appreciation due to prime location.