Switching the utilities into their name without safeguards in place—knowing the tenant might act out—seems like a misstep on their part.While it’s true you’ll ultimately have to cover the cost, it doesn’t feel entirely fair for you to shoulder the consequence of their decision.

Even with potential vacancies or slow periods, the demand for rentals should keep things stable enough to cover expenses.Ultimately, I think Memphis is a great place for your real estate investments.

Recommend having an attorney review it to confirm.If the PMA has legally expired, then the PMC is in the wrong - although they may still have claims for covering the legal expenses.

If you’re considering leveraging hard money lending (HML) for this flip, it could be a strong alternative to traditional financing—especially since HML is quicker to secure and designed for investors aiming to flip properties fast.With HML, you’re typically looking at covering a significant portion of both purchase price and rehab costs, which keeps more of your cash free for other expenses or emergencies.

So, if you bought  a house for $300k and wanted to sell it 2 years later you would need to sell it for something like $600k to break even and cover that HUGE mortgage interest penalty.

@Dustin Horner 10 units probably won't even cover PT.Unless you plan to scale to 50+ units, you're probably better off hiring a PMC.

The portfolio covers itself.

Interesting that this seems to cover all property zoned residential, with no apparent carve out for a transaction of residential property between two investors.  

They cover west wood and other west side areas but there are certain places they said they would not cover such as college hill.

Liability insurance covers negligence.