And yes, ton of rent control and section 8 here too, plus when you develop anything there is usually a "COAH" or low income component, so even if your tenant is not, their complaints may be because their neighbors are.

Regarding the seller finance component- I read capital gains tax is a big advantage.

Those with components that are easy to disassemble for washing seem to rate well.You were asking for brand names, but the reality is each brand name has their high end and low end products.

Inspectors look inside the walls and they are going to want the components used to be UL/ANSI and meet all our standards here.

If I worked a deal with a seller directly, all the way through recording the deed, that house would not show up on the MLS as a comp; only the MLS solds were on the listing service.

Brandon:In jurisdictions where attorneys are used to close, the flow will be a little different.We are typically buying bigger than houses, so we also have a check-boxes for:confirm if there is a current/recent Phase 1 Environmental Assessment (EA or EvA) available or if one needs to be ordered;  If necessary order a Phase 1; Once Phase 1 is complete review results.  

Maybe I am confused and hopefully you can explain it to me: If you and I both invest the same amount into the same funds with the only difference is that I put mine into an IRA and you put yours into a component of a life insurance policy (but the investment component is the identical amount), your fees are ~5% and mine are much less than 1%, how do you earn 2-3x more than I will?

We had a situation where we had "environmentally sensitive" piece of land it was only about 10'x 30', that was actually a little gulley, not draining to anything, just a depression in land.

I can't tell you how many screwdrivers, hammers, wrenches, buckets, reels of plumbers tape, reels of electrical tape, saw blades, drills, flashlights, etc I have now because I left that one component back home.  

In Memphis go ahead and remove all components from the property and board it up.