I really want to do the right thing as I am purchasing this home for investment purpose and will like to put this in an LLC to separate it from my personal assets and be cover from a liability stand point, but can't really afford the 20 – 25% down payment.

These units seem to rent the quickest for me compared to my other units in other areas.

It is basically: you buy a home and live in it, rent out rooms (other units if multi family), and have the renters pay the majority of the mortgage, leaving you with extra $$ compared to the avg market rent for where you live.

The value of the home has doubled, with the additional tax advantages it has served it purpose.

Your mail piece is designed for one purpose, and that purpose is to generate a phone call. 

Fortunately my mistakes never did cost me 'too much' (relative term compared to how bad it could have been).  

Memphis seems to be lagging behind a bit on the millennials train compared to Nashville which is why I believe it's still a great place to invest - the prices are much cheaper than Nashville. 

I've only been hear a few weeks myself, but have been real estate investing a while.To keep it real simple, you want your dollars invested to be low compared to a higher rent. 

I have since moved out and would like to refinance but the comparable sales aren't high enough to get me to 75% LTV without having to put my own money into it.

For core/core+ the NOI/cap Rate model with IRR to compare it to other deals works well.