If you add alternative lodging like cabins or tiny homes, you may need additional licenses or fall under different STR (short-term rental) regulations.

If you are going to buy and hold, MFH is a better long term choice, but you are right to be concened, if not local, your team and resources will make or break the deal. 

Alternatively, as another option to paying a referral fee to CPAs or donating to their charity of choice, you could reduce their client's cost segment fee by this amount. 

With a 680 credit score, you’ll likely be capped a bit lower on LTV, but it’s still workable.What to expect:- Max LTV on rental HELOCs: usually 70–75%- Your equity: about $77K, so $9K–$20K could be accessible- Credit score: 680 works, but stronger terms usually start at 700+- Alternatives: DSCR cash-out refinance if HELOC options are tightYou can tap into your equity, but you’ll want to target investor-focused lenders or specialty DSCR products instead of traditional banks. 

Memphis is a great choice for exactly the reasons you mentioned: strong rent-to-price ratios, landlord-friendly laws, and plenty of fix-and-hold opportunities that fit the BRRRR model.With your criteria (3/1s and 3/2s, all-in under $90K, rents $1,100+), you’re right in line with what a lot of out-of-state BRRRR investors are doing successfully here.

In many cases, it involves:Helping owners explore options like loan modifications, forbearance, or refinancing.Working with lenders to negotiate timelines or repayment structures.Educating homeowners on alternatives they might not even know exist.From what I’ve seen, a lot of homeowners assume that talking to someone about foreclosure automatically means they’ll be forced to sell.

These committees will comment on everything from color and material selection to landscaping choices, sign placement, awnings, etc.

Since space is limited, should I allocate space for an average washer/dryer, or consider an alternative?

Dover: A strong alternative.

Inventory is at its highest in nearly a decade, giving buyers more choices and less competition.