By day I work in the oil and gas sector as an accountant, but I'm looking to increase my knowledge related to real estate and hopefully invest in some buy and hold multi-family units for some additional long-term cash flow.

You can see in just a few years how the VA property can easily be a bigger boost to your net worth than the Memphis properties.Now realize that even with a PM the scaling of the number of units implies more work and effort.  3 units is unlikely not to be more work than 1 unit (assuming similar asset class - Class not lower than C+; I only recommend expert in slums try the D+ and below rental units).I would not choose the historically low appreciation markets but if I did it would only be for MF+.  100 units at $200/month cash flow can be significant even if the cash flow only increases at the rate of inflation; this likely provides a very nice life but probably not financial freedom especially if you are living in San Diego.  500 units with that cash flow most people would have financial freedom. 

I know you mentioned potentially a larger security deposit or paying six months rent upfront, but I have a feeling holding her to different standards than other tenants might cause you some issues based on information I have studied (I haven't finished the course for my real estate license yet and I'm no expert or attorney), but better safe than sorry!  

My immediate goal is to immerse myself in the industry, soaking up as much knowledge and experience as I can. 

Once the contract is in place, I don't see how you could change it (though I'm no expert) I know if my PM ghosted me for more than 48 hours (or any vendor) I would FIRE them unceremoniously.

I've been a long time reader of the forums and it blows my mind to find the wealth of knowledge on BP.

The following is an excerpt from Andrew's original post...WHICHEVER IS THE LOWER AMOUNT (super important)I understand the caution in all this, but entertain a scenario..I'm having a very difficult time passing up cash-only deals based solely off the knowledge that the ARV really isn't going to go anywhere due to the home being livable/only needing cosmetic upgrades/being sandwiched in between 2 or 3 other units of a multiplex...I say again I'm having a hard time forgetting these deals because they would cash-flow nicely and are affordable.

There are individual characteristics such as knowledge of the each strategy, knowledge of market, determination, ability to find deals, create teams, personal finances and ability to obtain loans and fund deals.

understanding without application is just head knowledge.

Be sure to pass on the knowledge you have of real estate investing