Their job is not easy and you are going to pay for some convenience they provide but be very leery of sustained vacancies in Memphis.

100% financing is tough...even for private lenders, unless there are compensating factors (great track record, proven successes, strong reserves, great credit score...maybe even good job/w2 income (usually not a factor for non-bank investment property lenders, but may be for a private individual)). 

We expect to spend 3-5 years out of state for the job, and then return back to the Bay Area.We've owned the home for 4 years and it has appreciated a nice amount.

I recently graduated college and moved to the Jacksonville area to start a full time job. 

All this takes a lot of time and the tasks are passed on to one person after another who is just doing their job.

So my immediate thought is to rollover the balance to a self-directed IRA (between now and August when my new job starts) and buy a rental property.

It might have areas that will continue to do well and others that will go down in its popularity so I would tend to look in areas close to home and that area in high demand, has a diverse economy, population rise, and job growth, and talking to experienced Agents and get their opinions if I was looking at it long term. 

Great job Quinton on picking up the phone and calling people directly. 

To make it in today's world, you need to accept modern times.Do not quit any W-2 job until you make enough on the side to pay all your bills each month. 

Your AC sounds like it is doing its job.