David - glad it worked out  ..not sure if this as mentioned above  ...even with your spouse  off the new loan , she  can still go on the title of the property ( if desired)  ..this is called a NBS  ( non borrowing spouse ) ..often this makes the spouse  more confortable and part of the transaction

The unique thing about Memphis is almost every zip code can provide you with the returns you are desiring and good tenant stability. 

These are typically the managers that have time and desire to visit and post on BiggerPockets.

Anyway - I would be purchasing the home as my primary residence, remodeling it considerably to fit my wife's desires, an then subsequently renting my existing home.  

I know it sounds crazy but you attract what you desire. 

@Kyle Norling you could try Chase Giacomo from Buckwalter Law Firm in Kalispell www.buckwalterlawfirm.com ... 

You inspire me with your desire to make a better life for your family.

Today, I now work for a small boutique real estate investment firm where we buy $10-$40M commercial/multifamily deals in a few key markets.

If I had offered the same amount it would not have produced the return I desired. 

2) My realtor is concerned about my desire to go through the FHA for a loan... given that they have strict property condition requires in order for the loan to be secured by the government.