The realtor (referred by my wedding DJ) I bought my primary residence through 18 years ago knew I was investing in rentals and kept on sending me unique properties.

The plan was simple - The house was originally built as a duplex before being converted to a single-family home, so all it would take was a kitchen install, some framing, and a good bit of cosmetic work to convert it back into a duplex and add upwards of $50,000 to its market value.Now, the deal on financing was that I'd bring $16,000 to the table, and my HML would cover the rest of the purchase price along with a $35,000 escrow for construction costs all at a 12% interest rate along with 3 points up front - Yikes!

Certainly in LV, more deals will come to the table over the next 3-6 months.

Memphis is a very unique market and think having experience as mentioned above in knowing the areas and neighborhoods to buy will is vital. 

Purchase price: $1,150,000 Cash invested: $300,000Built in 1890, this Old Victorian was converted into a duplex in the 70's by a talented architect who made some unique and extraordinary custom design choices (read Vaulted Sunlights) that make this property truly one of a kind.

This is also one of the reasons why we always do a final walk through on the way to the closing table, (and don't do business with most wholesellers, particularly the big ones that operate in multiple states).

Something to be weighed against the returns the new purchase would bring to the table

Its always me me me me me... and Agents are just fed up.So respond with what you will bring to the table and I am willing to bet that with a bit of credibility, awesome intentions and professionalism, who knows, one of these evil real estate creatures will actually get out of theirevil lair and say hi. 

HOA is off the table for me, as the thought of it is unappetizing.

Generally the more money you can bring to the table the more involved you will be.