@Luwani Nunez Prices you get from contractors will have a very wide range anyway, so it's probably ok to use that as a guide until you are actually under contract or close to it on a property.

Or would you guys think a different range is more typical?

This gives me a feel for how fast they sell at each price range.

if your looking at memphis you should also consider bartlett, Lakeland and Arlington as places that fall in your price range. 

The property themselves are in the 150-200k range. 

If it's a few hundred k it's going to be very tough for you to find anything passive in that range as a direct owner.

I've spoken to property managers and lenders, and with conservative estimates I believe I would cash flow 300 per month using the lower end of their occupancy range. 

What kind of property are looking to buy and in what price range?

The market I am currently looking in has a fair amount of property that is priced in the $30-$45k range with little to no work needed.

Their A+ service is definitely worth it if you have the money.Skype or GoToMeeting are good for long range client meetings.UPS P.O. boxes have business addresses if you only need a P.O. box.I'm sure other members could think of more.