Property managers are always an options or partnering with someone who may be closer to the properties or be able to go there more often may be a way to go.

That means you are not in an "A" area no matter how you define it.I would say homes in the 190k to 300k range are going to be closer to what you are discussing and thinking as top class investments. 

My vote is the closer duplex as well.

Does anyone know of a way to get closer to an 80% LTV?

Going forward we expect to continue to buy CFDs, but will do so only in jurisdictions where ejectment is closer to an eviction than a foreclosure.  

Had a nice list of properties picked out and traveled to Memphis to physically inspect them.  

I have worked with some areas that require a percentage of total building cost and also I have worked with areas that do it times the number of inspections required.  

Having sat in on some of these advocate’s meetings we can be sure tenants aren’t happy with 7%+ rent increases and so the fight goes on.What really scares me is renter registration because along with that comes inspections.

You have nothing to worry about, when the time gets closer I'm sure you'll get bookings for the peak summer time.

This is a pet peeve of mine . ..I’ve heard many times on here of heating and cooling units failing because the filters weren’t changed or units not inspected etc .. folks you can’t rely on tenants to do this stuff and you can’t force them to pay for upkeep of the systems .