I clicked on the Memphis market but you didn’t have much inventory at the moment.

stuff that one simple call to our customer service agent at our title company would be found before we even market it. and these deals were coming through the local wholesaler.. so big fat waste of time for that wholesaler  my client and US who were prepped to fund on Wednesday.Good agents frankly ( and again GOOD Agents) will out sell out perform most any wholesaler unless the wholesaler is a true wholesalers and closes on his/her inventory BEFORE they market it.. 

Where should I go to really drill down, learn the market and build network that's a balance between inventory, appreciation, and cash flow? 

I don't think whether or not you have an LLC changes anything for tax purposes, the properties are inventory and to clearly reflect income the costs associated with each property would need to be separately accounted for and are ultimately expensed to COGS only when the property to which they have been recorded has been sold. 

What we're looking at:I live in NJ and do not like the property tax situation... been looking in PA for 6 months but obviously it's crazy everywhere so sellers concessions weren't being considered (we sold our home Oct 2020 😁)Percieved positives:-Strong demand-Low inventory (why has it been that way for years?)

Nassau County, and prices there are rising, quite spectacularly, due to high demand caused by low inventory and historic low mortgage rates.

The challenge that I see is inventory in Austin specifically.

The initial glacé at the market wasn’t promising with our low inventory so it’s something I will just be keeping my ear to the ground on until a few months before the lease term is up.

Typically they will have limited inventory, so you're stuck with what they have.   

One thing to consider though is the amount of rental inventory is high, meaning you tend to have lots of competing comparable homes.