I know I  shouldn’t compare apples to oranges but looking for any tips on how I can get a feel on what it’s worth.  

Furthermore if they are always paying they probably will stiff you in the end if they know they aren't going to get the deposit back. 

Sometimes life happens faster than you think (weddings, job changes, market shifts), so it helps to know your break even point in case you need to move on sooner rather than later.

I'm self-employed and did not know if my business was going to be shut down due to the virus.

I would have been ok with the latter numbers because I have been stockpiling materials for like two months, but...I did not know if I could trust them due to the lack of "professionalism," and my lack of experience. 

I know you don't have money for a downpayment yet, but when you do, rent out rooms or buy a duplex or triplex and live in one side and rent out the others.  

You don't know, what you don't know.Bigger Pockets is a great place to find a tax accountant specializing in real estate taxation.

Why don't you share a bit more about where you are in the process, what you know about investing in real estate, what your goals are - short and long-term, and tell us a bit more about why you are asking your question here on BP?

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

Let me know if you ever decide to invest on Memphis TN at all!