Risk free and minimal cash out-of-pocket.

If you buy in Memphis, you can get some good cash flow but the appreciation may be minimal.

., I can think of 3 options right off the bat worth considering:Dump it all in index stocks with a standing sell order at 5-10% below your purchase price to minimize downside risk.

Made sense due to the minimal cost of the acquired land.

The rate was fair at 4.72% with minimal closing expenses..

The chance of it growing on the pad was probably minimal since it had nothing to feed on.The second situation was one where the CL floor was installed over a parquet wood floor in a basement.

Will hard money lender‘s lend money for turnkey or properties that need minimal repairs or do they need to be properties that actually need a full rehab?

I want quality work that attracts tenants and minimizes issues. 

Use your time to check out tools like iGMS and OwnerRez, amongst others, to minimize the amount of work you have to do in creating/updating/maintaining the listings and pricing.

I guess the key is to find a property/town with a good supply of tenants to minimize vacancy and capex, right?