Seems HELOC on rental is also not proper option for me.

Structuring it properly on the front end will save you time and money later.

Quote from @Joe Soto: I'm fairly new at this...looking for guidance... seeing everyone i have in my circle is clueless to realestate...I am currently working on a project but not sure what to do to scale seeing I have no influence or guidence....Milwaukee wi..Are you properly funded? 

I’ll break it down clearly and practically, and include real, actionable info on Memphis vs Atlanta for your price range.Atlanta vs Memphis, What the Numbers SayAtlantaYou’ve already experienced what many investors run into: homes in the $100K–$200K range are hard to find with real positive cash flow.The 1% rule ($1,000+/month rent on a $100K property) is tough there because prices have risen faster than rents in many submarkets.Some areas can work, but it often requires very selective buying and renovations, and competition can be fierce.Memphis, TNHere’s where things start to look very different:Affordable prices - Solid single-family homes commonly fall in the $100K–$200K range.Rental demand - Many tenants who stay long-term (not just Section 8; workforce renters too).Better rent-to-price ratios - It’s more common to see rents that meet or exceed 1% of purchase price after rehab and proper underwriting in good submarkets.Investor ecosystem - Agents, property managers, contractors, and lenders who specialize in out-of-state portfolios.So in your budget range, Memphis can be more opportunistic if you buy right and avoid weaker pockets.Addressing Your Safety / Theft ConcernsYou’re not wrong to think about this.

For your first 5-10 properties, most successful investors hold them personally with killer insurance and focus on proper tenant screening and maintenance, which prevents way more problems than any legal structure ever will.

Even with some people I believe are honest, I simply believe most do not properly analyze and manage risk, as is evident with nearly every syndication doing capital calls right now because they didnt properly plan for rising rates.Dave Van Horn however, along with his company PPR one of the few people I trust in the real estate space.

Risk sentiment remained cautious, and rate volatility stayed contained, reinforcing the sense that markets are trading momentum and credibility rather than reacting to any single data point — a dynamic echoed across global bond markets in recent sessions.

This conditioning properly set's expectations going forward. 

After that, the system handles the follow-up automatically the way you’ve structured it.Happy to send the discount code for Resimpli if interestedThat’s solid — automation definitely becomes powerful once the cadence is structured properly upfront.What I’ve seen is the real difference isn’t just the tool, but how the follow-up system is designed — timing, segmentation, and message sequencing based on motivation level.A lot of the investors I work with already have tools in place, but tightening the structure behind the outreach usually makes the biggest impact.Are you running different tracks for hot vs long-term leads?

Specifically, I’m hoping to learn more about: What to look for in a turnkey duplex (red flags, must-haves, common issues)How to properly run the numbersRent assumptionsVacancy, maintenance, CapExCash flow vs. breakeven for owner-occupantsTips and tricks for being a first-time landlordBasically anything you wish you knew before buying your first duplex Maybe pittsburgh-specific advice (neighborhoods, rent expectations, taxes, utilities, etc.)