I made quite a bit of money the last couple years but my contract ended in April.

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

But if you can get the purchase money loan done prior to closing try to do so.

I was not refunded all my money either.  

If I’m asking for a large increase, I include a list of nearby comparable rentals so they can see moving isn’t going to save them money.

If you were my client and after truly diving into the why’s, if it still doesn’t make sense, I’d cut it loose and deploy my money elsewhere.I agree that real estate in general is a long term plan - but I like my money to make money.

You may have heard that the money is in the follow-up.

Other option would be her doing a cash out refinance on her home and using that money to purchase with cash.  

They were conversating on how they didn’t have anything to spend it on and it was just going into savings.

Most hard money/DSCR lenders don't lend in South Dakota, so I can foresee a low closure rate on deals since financing will be difficult to get.