I’m always firm with lenders who say they do 90% to 100%.

BUT, through the ever-expanding magic of the internet, you can still assess the honesty of a provider (to some degree) by using Google Earth to virtually walk the streets of the neighborhoods you'd be investing in.

Holley by the Sea is the largest neighborhood by far but there are also a lot of HOA restrictions and you're looking at price points of about $250k+.

Memphis keeps coming up as an incredible place to invest, but caution is required as neighborhoods can change street by street.I have found two or three friends in the Memphis area that can serve as a boots on the ground guide. 

Also she pays with money orders (from Ralphs grocery store)  which is suspect to me. why would someone making 400k use money orders for rent. this is a SFR in a very nice neighborhood in S.California., I would like to move into the property myself and get her out.

My wife does not want to move the kids down there until the neighborhood gets nicer.

What is the surrounding neighborhood like where is the property located?

his agent certainly should, too, and probably does. stay firm.

Figure out what you want - would you like to be released from the lease and move to a place with a knowledgeable and ethical landlord, or do you want to stay there and be firm with enforcing tenant-landlord law with him?

If your looking for flips the east side has a few great areas anything east of alpine has strong neighborhoods lots of home owners and not many rentals.