The habitual bad ones... well, like you said 3-6 months process.note: good ones have been long term and good all the other times and never play hide and seek. 

Save money on a monthly basis (cash flow would be a bonus)4.

Trust, accountability, and peer pressure, all play into this.

I just can't make myself play that game.

What's the play?

We bought a HUD foreclosure what was in really good shape: 2,000 sf plus finished basement, 3/2.5 with a bonus room for $80,000.

As far as appreciation is concerned Memphis is still a Buy and Hold Play the appreciation is not even close to what you will achieve in the Western States.

I'm literally starting from scratch so EVERYTHING is new to me from the terminology to how the game is played to....well, everything!

@Michael McDermott - No experience but I'm curious to know how this plays out as there's a house I'm looking to acquire right now that if I do I'll be challenging to the assessment too as it is significantly higher than all recent comps. 

Probably too advanced plays for you at this point, however it should give you hope that there are ways to solve problems for profit.