It feels like the GC is treating this major gut rebuild as an after though, or side gig, and not prioritizing it in relation to other jobs he has.

I feel it's important to understand the laws of an area before you choose to invest there.

I am under contract for 3 properties, however there is one thing about it, one of them, its located in South Memphis zip 38109 (Mallory area).I know I know I live in Memphis, I know that the area is bad, however I am feeling that the market it pushing investors towards the hoods of memphis because it is getting expensive (even Frayser is getting crazy expensive which I find crazy), I did a few visits in that specific neighborhood and I honestly didn't feel it was really really bad as the rest of South Memphis, I am really not worried about tenants paying on time in my rentals because I always focus on Section8.Was wondering what are peoples insight in regards to investing in those areas with section8 tenants?

So, with that said I feel like I should try to find some off market properties to see if I can find cheaper deals that way.

I feel like this is too high for me to pay for just one 1099. 

There will be people who say to be weary of it because of turnover or the threat of damage and ruining aspects of the property but if you can tolerate it or find tenants you feel will take care of it well, it could be a good route to go on.

Please feel free to reach out with any questions, potential deals, and if you need resources that I can assist with.  

But, it is really hard to tell how this is going to play out but I feel it will take 12 to 24 months to really understand how this will affect the industry.

NO commute issues and small town feel and 45 minutes to the beach. 30 minutes or less downtown. 

It feels like all of the deadlines are coming up quickly!