A little due diligence with the city and or county could save you massive headaches in the foreseeable near future. 

The reason is you can lose months of rent or being able to rehab and resell and on top of that there can be massive damage done before you get the tenant out.

What areas are properties selling quickly to not have you take on the burden of massive holding costs?

The seller had filed BK at the time she stopped paying and included the massively over encumbered property, which the BK trustee abandoned. 

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For a safe pair of hands with massive muscle to back them up you cannot compare Memphis invest with any other player.  

It must be frustrating for your wife to work so diligently to improve her credit score only to have an massive error cause so many issues. 

Besides that, bigger schools are all out of the county, never having done this before I'm very nervous but on the plus side there's not massive competition for properties, maybe for good reason I've seen many sitting for sale 100+ days even in the price ranges that seem very fair for this area.

Banks are such massive entities that they write their own contracts whenever a property is sold. 

Same hiccup that happens with Cali-folk like me that have massive amounts of equity in our primary residence.