Now if someone said "Hi, Jd, this is Sarah - I was talking to Charles at XYZ industries and he indicated you were in the market for some 4G-compliant Widgets, and thought I might be able to help", I'm way more likely to listen to the sales pitch.  

Just make sure you narrow it down before you ask, to minimize that. 

However, as you indicated, it's a long drive.  

They aren't the worst areas in Memphis but this should clearly indicate that these are C class areas. 

Note that there are way to minimize this; if you are curious I'm happy to lay out tips, maybe in another post.2.

I will say that what you saw today is indicative of the culture and economy I was referring to in my original post. 

Understands real estate well and runs his own practice so he knows what it's like to be a business owner trying to minimize taxes fully.

Just checked the mail and there they were: rent checks ON TIME from previously "bad" tenants. My friend @Mindy Jensen had a post recently concerning what was a favorite lease clause landlords have. My response was the...

My cash flow is minimal but I am living for free. 

So my question is to you, what do you think is more beneficial: taking out a mortgage on a multifamily property with minimal rehab needed and a 30 year payment plan OR saving money for a foreclosure and buying all at once, fixing it up and renting it out with more monthly cash flow (though I still would need a place to live).