@Kenneth Garrett I post a rental selection criteria so that ALL prospective tenants are in the know as to what we are looking for, and what we expect and what willl be processed.

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Yes, there are risks to investing local, all investments have risk, but at least there you have some control to correct your mistakes and learn hands on from them.As for the CAP example ... yes of course there are more factors that were not covered in the simplified example, some to the advantage of the high CAP market and some to the advantage of the low CAP market ... text books could be written on all those differences, but the point is that a skilled local operator can select a property and investment strategy to make lots of money in either type of market ... just because there is a low CAP rate does not mean your total profits will be lower, just like having a high CAP rate is of no assurance that your profits will be high.

One way our clients are getting properties is by selecting the beat up multi-family homes on the MLS and using our rental rehab loan to acquire it. 

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They have a great selection and are reasonably priced.

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Didn't mean to imply that this was unique to Memphis; only to state there is some higher end flipping going on in certain pockets of town.Congrats on doing that in four markets!  

Please send one my way- I've been temporarily "banned" from connecting for some reason.I do have a unique deal I'm working on...1.1 acre lot with a tear down mobile home on it.Wondering if any investors might be interested in buying?

It covers everything from stressing the importance of good tenant selection, step-by-step of what to do if rent is late, how to deal with bedbugs and other tenant challenges, how to PROPERLY fill out LTB forms so that your files are not rejected, and so on.I should mention that recently, he doesn't appear to have too many new posts, but there is a wealth of information in previous years when he was contributing to the blog more actively.