@Dean Harris @Jason Hopkins So it seems like you both avoid duplexes in Memphis?

I've been trying to avoid continuing to post on this thread because you have been given the correct answer multiple times by various credible sources, but continue to argue your point, and it is tiresome.

I've been working for landlords and as a real estate agent in Brooklyn for a few years so I know how to manage important aspects of the process, but some of it is new to me (I'm 26). 

That is one potential reason to avoid a Fixed fee followed by time and materials.

I thought of rent-to-own is an attractive option as opposed to seller-financing because of the monthly rent being tax advantaged compared to collecting interest with seller-financing, and also thought that with rent to own you avoid the risk of foreclosure because tenants do not own the property.

We also avoid the transfer title fee which is equal to 0.3% of the purchase price.

The BiggerPockets Summit, oh wait they don't have one anymore :(The Mr Landlord convention around May every year is a great one to attend that has a focus on rental properties but they still cover other aspects of REI.

I have a friend that knows the area very well cause there are bad and good areas, and also need to avoid the flood zones.  

One aspect that is not landlord friendly is the fact that even after you have judgment for eviction, you will have to go back to court to get a forcible entry detainer to actually enforce the eviction if the tenant refuses to move out after a couple of days. 

and realize there are aspects of REI that never occurred to me.