In this tight inventory market, it's far easier for you to find a 70% ARV home than it is a 60% ARV home to have room for an assignment fee.Obviously, we do it every day in both categories, but I'm also a Licensed GC with dozens of crews, a full office team including a rehab manager, etc... so it makes flipping very easy for us.Flipping is much riskier from a time, money, rehab, construction, crew, theft, vandalism during ownership, lawsuit, insurance, holding cost perspective....but we still do plenty of them.We used to be 80-90% retail flips. 

In fact, she has been encouraging me to get an investors group going and even offered her office as a place to hold meetings. 

Son’s school is down the street from us now and my work office is in downtown Greenville.

I work from home and have big office in basement .

If it turns out they don't even have an office in the market they're selling, walk away.Scope of work: you should be able to see exactly what was done to a property and how much it cost.Real data: stats like vacancy, maintenance rates, and average tenancy, etc., shouldn't be estimated, they should be real figures based on consistently updated data with a substantial lookback period.

Searching MLS there are definitely things in our price range (250k and under) and with the features we like. (3 BR at least for owner unit is really the only criteria as we work from home and have a little girl, and decent school system) Any tips, pointers, thoughts on buying in the area?

I wouldn't even touch the city unless I found friends I can trust there, and since they're on board with helping me out, I figured it's time to explore.So, what tips do you guys have to share with getting into Memphis? 

The dog and pony show she put on every time she came into the office was spectacular.

Just wanted to chime in here in case you have someone you might recommend for a BPO in the greater Houston area, or any tips for us on that front more generally.  

I have realized things could get easily overwhelming so any tips, insights or recommendations are welcome.