Any recommendations for good investor friendly agents I can shop the rate with? 

What tips do you have to determine if a property will reasonable rent quickly in a given area at market rents?

@John Anderson definitelyjust make sure the HOA allows investors purchase and rent from day 1.based on your budget, I know of another HOA in DFW that is allowing new builds for investors.

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I've been invested in the Memphis area for 8 years now and love the area. 

As we are in Q3 of this year, I am noticing some shifts in the market.

I will be moving into the 5 bed 3 bath because the tenant has been there half as long as the upstairs tenant (therefore that is the unit I am legally directed to move into vs the more tenured upstairs tenant).I do not need the space of a 5 bed 3 bath apartment so am planning on renovating the entire space and turning it into x2 2 bed 2 bath apartments while I am living there.

Ask address, reno , and what will the rent be ?

Generally the suburbs are outperforming the city in terms of rentals.

One of the issues I have come across is the inspection cost for the building.