So maybe consider a 1031 tax exchange to avoid paying taxes on the sale and look into purchasing a small to medium sized apartment complex that will bring in more cashflowEx: A 30 unit complex ($50k per unit) with average rent of 600-800 (random, but common) would GROSS $18,000-$24,000 monthly..... so I know this is just a very generic example but it gives you the idea..... obviously a lot of other variables to consider when analyzing a multi family deals 

In your case, you want to have 2 landing pages one for converting motivated seller leads and the other to convert buyers for those motived sellers.So I'm going to outline the anatomy of a very well designed landing page template and then go over a couple of tips with pictures and examples.

As an extreme example, if I had potential tenants show up to view a property who were drunk and high, they wouldn't even get an application from me.

Example:  Using your numbers.$310,000 ARV x 70 % = $217,000 (All-in Cost Target)- $76,950 Rehab estimate = $140,050- $6,000 Holding costs (my standard estimate) = $134,050- $7,800 Closing costs (Purchase & Refinance) = $126,250$126,250 is my MAO.  

The US Dept. of Justice seems to think real estate commissions are getting out of hand and though the rebates in their examples are very Weak, and consumers can save a lot more, they're trying to alert consumers of the savings that is available to themDepartment of Justice: Rebates Make Buying a Home Less Expensivehttp://www.justice.gov/atr/public/real_estate/rebates.htmlConsumers Can Save Thousands of Dollars in Commissions http://www.justice.gov/atr/public/real_estate/commission-table.html40 States that allow realtors to offer rebateshttp://www.justice.gov/atr/public/real_estate/rebates-details.htmlBesides the US Dept, of Justice, exactly what does the dear leader of Keller Williams have in store for the Mortgage Industry here in his Youtube videos?

For example, someone wants out and does not need money. 

Example property I put an offer on. 1960s SFH Price: 65K ARV: 90-95KDays on market: 304 daysOffer Price: 45K If that is an "unrealistic" offer after being on the market for almost 1 year.... 

Over and over again.You need to reset the clock and start fresh.

for example, is it better (to buy and hold/cash flow) to buy a turnkey duplex in Memphis or a SFR somewhere in Inland Empire?

For example, I'm working with a design firm and the designer is busting a contractors balls on submittal after submittal and memo after memo....citing details from a 300 pg. spec book, and requesting timely submissions of the smallest details, paint draw downs, casework, laminate finishes, flooring...you name it.