Also if you are going to use the nicest 3 houses in the neighborhood as comps then your rehab budget better be higher to account for that granite, bamboo floors etc.

Do they not like the neighborhood, location or neighbors?

We will have 2 kids under 2 and are hoping to house hack a 2-4 unit in a safe/family friendly neighborhood. 

Costs me about $2000k a month to have a 3br home in nice neighborhood.

Lots of people talk a great game, but suddenly can't get back to you, can't make time, have no organized process for scheduling a visit, can't show you properties, etc., when you actually try to lay eyes on the product.

Holley by the Sea is the largest neighborhood by far but there are also a lot of HOA restrictions and you're looking at price points of about $250k+.

Memphis keeps coming up as an incredible place to invest, but caution is required as neighborhoods can change street by street.I have found two or three friends in the Memphis area that can serve as a boots on the ground guide. 

Also she pays with money orders (from Ralphs grocery store)  which is suspect to me. why would someone making 400k use money orders for rent. this is a SFR in a very nice neighborhood in S.California., I would like to move into the property myself and get her out.

My wife does not want to move the kids down there until the neighborhood gets nicer.

What is the surrounding neighborhood like where is the property located?