The realtor (referred by my wedding DJ) I bought my primary residence through 18 years ago knew I was investing in rentals and kept on sending me unique properties.

Memphis is a very unique market and think having experience as mentioned above in knowing the areas and neighborhoods to buy will is vital. 

I always thought a travel nurse and short-term rentals in areas they stayed that are touristy would be a great combination.

Also the only test isn't just meeting 750 hours- you also have to spend more time on real estate than any other combined activities. 

It is a combination of restrictive zoning, combined with the fact that DC was a relatively small city/population center prior to 1960.

Purchase price: $1,150,000 Cash invested: $300,000Built in 1890, this Old Victorian was converted into a duplex in the 70's by a talented architect who made some unique and extraordinary custom design choices (read Vaulted Sunlights) that make this property truly one of a kind.

Could perhaps combine with my current cash  and let it season.

I personally like Indianapolis and Kansas City for the combination of cash flow but also strong demographic trends such as population growth, job growth and modern/diverse economies.

It is great to come to the forums of course, but as you can see, you always get many, many suggestions and ideas that are not 100% catered to you and your unique situation. 

Private lending + available property might be a perfect combination.