You could try selling as a seller financed deal..20%+ down to cover RE costs and balance to seller..He would hold a private note for 2-3+ years and be taxed on the income.

Purchase price: $204,000,000 Cash invested: $60,000,000I worked for a Hong Kong public company & high-end luxury residential developer and helped to develop a $204 million condo project called "The Graystone" which is in Seattle's First Hill District.What made you interested in investing in this type of deal?

Waived inspection because I'm super smart (sarcasm) but closed the deal and have a 3 Unit 4100 Square foot home for $330,000 conventional financing with 25% down.

What made you interested in investing in this type of deal?

That gives you time to find/buy/create good deals.

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

I am a real estate agent and investor based in Columbus, Ohio but also have done deals and investments in Cincinnati so I'm familiar with the market.

@Robert Ellis  It wasn't free but it benefited everyone to structure the deal that way.

Again, that's the kind of tenant base you will be dealing with. 

That said the new people moved in and they are demanding that I test the property for meth because they say the previous tenant's boyfriend is in jail for meth dealing.