Welcome to BP and the world of investing in RE and welcome to the idea of investing in Memphis.

welcome to bigger pockets sure agree what we  do has to be a full circle with every ones  winning....karma sucks if  this is not remembered....give me a call may have some starting idea for you

Any idea when these new laws might pass?? 

I grew up in the area and my parents owned a few units when I was growing up, so I have some idea of how the market works, but I would appreciate any advice I can get from anyone with experience investing in smaller, rural markets.

Unfortunately, it is six months, not four.I contacted both my current lender to see what it would cost to extend my lock for another couple of months (around $2k) and reached out to the previous lender to see if that's something they would want to cover to avoid the EPO recapture, which I believe would be quite a bit more than $2k.They had no interest in doing that, so before making a decision on how to proceed, I wanted to gather a bit of collective wisdom from the forums.My first question is, does anyone have any creative ideas for how to work around this?  

@Caroline Hires Just a thought, from an online marketing perspective, I googled "how to invest 100k" and didn't see any top-of-page advertisers - you might bid on that keyword (or similar), create a short landing page making the case for why investing in real estate with you is a good idea, and how to contact you to chat at the local Starbucks.

Is my problem my broker or are there just not properties that fit this strict deal making idea that I have in my mind. 

I am glad to have a forum to discuss scenarios and ideas in addition to networking.

I did not float the idea of seller financing, but it given the equity position, it may be a possibility.

Just wanting to learn from you all about investing, possibly might have some ideas for rentals if i can learn more in a nearby city.