I’ve also been looking at Memphis too.For the last few months I’ve been spending countless hours researching REI and house flipping in particular and I think I’ve got the basics down on how the process works on the transaction side of things (at least it doesn’t seem intimidating anymore).

If Florida is anything similar to its northern neighbor (Georgia), you can probably build for as low as $60/sf if you're your own GC, if you don't have to spend a fortune on utility hook-ups and if permit costs are relatively low.We build with mid-level finishes in the low-$60s/sf in Atlanta...

What about best way to get beautiful result without spending too much for investor?

I spend anywhere from 6-9 months away from home and am wondering if my only option is using a property management company.

Check with your CPA.It'd be wise to spend 15 - 30 minutes talking this over with an attorney and your CPA! 

I am a broker and auctioneer in Maryland as well as a developer of commercial real estate.An agent can bring you listed properties (where all the competition is), that's a good thing, but will they bring you FSBO's and expired listings, will they spend money to advertise for the type of property you are looking for.I think you need a personal marketing plan to find that 1 out of 10 deal that is a home run for you.Charles

I'm also in Olathe and would like to spend a few mins on the phone to learn more about your services.

Try to spend some time with a real estate attorney as well as a realtor in your area. 

Not that Real Estate Investing is without lots of work, as I have read here on this site, but that will allow me some freedom to spend my day building a portfolio of worth.  

If you were in SC and had a solid lease that you'd spend decades perfecting, and were willing to share, it seems that would be the best one I could find.