Let's all just call a spade a spade Memphis is not the safest place to live regardless of where you claim to stay and that's the truth from a person who has lived in Memphis 34 years and I have invested here for the last 11years.

We've had a couple of properties lately that have sold for OVER asking price, because in truth, they were priced very reasonably, and a bidding war ensued amongst prospective buyers.Not sure this fully answers your question, but that's my $.02

I don't know about you, but when I first started learning about investing, I felt like my eyes had been opened to the truth and there was no turning back (like in the Matrix)!

And truth is today it's more the 10/90 rule, if not 5/95. 

It's great to have a single source of truth for tenant contact info, if everyone paid rent on-time, and screen tenants using their screening tools.

It's good to get the honest truth, good or bad.

“I have read that you cannot charge points.I have heard that no license is needed …” Many of the comments you read on this board, @Michael Gardner, are by those who have never lend a dime in their life, and certainly not their own money, yet they parrot what they’ve read from other threads until it becomes “truth.”

And truth is it's far FAR more weighted on a person, the personality, vs any company organization or lack there of. 

That is so far from the truth it isn't even funny.

To help clarify a few points:Speaking in general terms; how property tax works is a 2 part system, and each side likes to blame the other although truth is it's almost always at the state level where your taxes are raised.