Rates are going up but there isnt much inventory.

You might have more inventory in Memphis, but it might be moving a little slower there and you have pressures on your ROI from a different angle. 

Combine that with a lack of affordable housing inventory and speculative investing becomes the norm.

Flippers are taxed as a business with inventory.

There's probably not a large benefit to you getting a RE license aside from looking at the inventory which is now available to all consumer via Zillow or Realtor.com.

Seeking info on inventory, rent ranges, location within OP and Leawood.

@Brant Biba I agree with @Mark Ainley that its tough to find a great MF deal in a lot of the western suburbs simply since inventory is low. 

Also, inventory is generally low this time of year.

They are not there to soley find you properties, rather to help you evaluate properties you find (if you are the type to constantly check mls) or they have in inventory.

And if these investor knew where the inventory they are buying and how many times these properties have gone through the cycle  IE  investor buys thinking they can do it better and takes on the tenant risk  then realizes they are losing money hand over fist.. property ends up vacant stripped and in need of complete rehab again .. wholesale gets their claws on it.. sells to fix and flipper who rehabs it yet again and then its re sold to another investor who thinks they are going to make it work..