Many experts are now pushing for limits on expensive suburban sprawl and instead are advocating for zoning changes to allow denser housing - which should be more affordable.

For my money I'd likely be looking to fund 3-5 different syndications with syndicators that I suspect do a fantastic job and are subject-matter experts. 

I am not an expert on taxes in Hamilton County, TN, but hopefully this helps you get started on your search and perhaps others may comment here with their personal experience.Good luck!

My first PM said a house was in great livable condition and then after the tenants sent a certified letter to the county and started a Rent Mediation situation they did a full inspection and gave me a long list of items and said fix it.

Should I sand him by online certified latter and wait for response and continue from there?

I am not an expert on LA or Crenshaw but I would say if you are looking for a safe investment I would urge you to leverage whatever property you do decide to buy.

I'll have a certified plumber verify that the gas leak was fixed properly afterward.

Even though they are the expert, you still need to ensure they are a good fit for you.

And, as @Nicholas L. mentioned, BRRR'ing is very difficult and pretty risky in the current market (even for experienced experts).  

Some experts predict property prices will drop 10% from their peak in June; others say prices could drop 20% or more in certain markets.