I'd work with a property investor who can find, rehab, and manage a property for you similar to a turn key company but on a smaller scale and better cash flow. 

I take notes, get ideas, and relisten to key information.

I am looking to buy in Memphis (38115) from a turn key provider. 

I have also been tossing around the idea of cash for keys.

The best way, may be the cash for keys method. 

I also recommend calling some of the national companies like B2R finance, First Key, ect and hear what they can offer.

Are you looking for turn key or will you do rehab?

You can then pursue the one that intrigued you the most.The key, you must like real estate, not just the money generated from it.

@Gordon Cuffe I am hoping to get the keys by Friday.

The key is, control what finishes they install by telling them what and where to buy, don't accept any excuse like "I can get a better deal" that's why my price are low, expect a pric change though.