@Jolynna Mccune   I am going to make a few assumptions this property is not in the best area of Memphis.And you have gotten advice from 2 TK operators in Memphis  who deal with this everyday.

Mistakes are made EVERY DAY by real estate investors no matter where they live or where they buy and usually it has a lot more to do with patience and understanding and less to do with market or length of time as an investor (although new investors tend to be be less patient).  

For 2 months every day after work and Saturdays 3 of us (brothers) were going to the project and working on it.

My thinking is that I would rather do that than travel almost a half an hour to the place practically everyday just to water the grass.

My first deal was in my zone and I found it by driving through the neighborhood to and from work every day.

I've used VAs for a completely different business, and to do so successfully I had to take the time to write very clear instructions.My business relied completely on email and other online communications, so I have no insights on how to manage them for real time or voice related communications, but I will say that I had to tailor my VAs to those parts of the business that could tolerate turnaround times of one working day (the VAs were in Asia), and that focused on routine activities and communications with management rather than with communications with customers or actions that were not covered by established procedures.The Tim Ferris book 4-Hour Workweek turned me on to the idea of VAs, and it took me a while to warm up to the idea.

We get calls almost everyday from disgruntled  investors both local and out of state that loved the theoretical 25% cap rate.

There is a meeting or function almost every day.  

If anyone wants to invest no money, I will double their money every day.

I am on Bigger Pockets almost every day and have seen countless examples of investors who talk about how much they wish they had a mentor or someone to help them along their investing journey.