So, I do agree with hedging your bets and serving a notice to pay or quit.The issue with them not paying rent and you using the security deposit is that they have zero incentive to clean the unit and if they damage it, you have no additional funds.If it were me, I'd serve them an eviction notice and then mark them as owing on a credit reporting site(I use Front Lobby).

For Commercial lenders, your best bet will be LOCAL banks who can possibly walk the property with their lending team.

Activity was notably broad-based, with multifamily, retail, and office accounting for 65% of total volume.Multifamily remains the sector of choice for investors.

I’m not totally sure how all of that works yet, but I’m trying to learn as much as possible about long-distance investing so I can make the best choice when the time comes.I’m also interested in house flipping and short-term rentals down the line, but my main plan for my first deal is a cash-flowing small multifamily.

Thinking about these things early gives you a strong foundation to make smarter choices and keep more of your money.

But if I was a betting man, I'd bet prices will be higher in 50 years than they are today. 

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.

I view the same as vacation homes, yes they may provide rental income when not there, but you will use them and they will most likely not cash flow so not great for investment purposes but lifestyle choice.

If the software you’re considering won’t give you that choice, I’d think twice.

Buying a property that could be a home run or a huge hole you toss money into could come up from time to time when looking for a new investment.https://www.realtor.com/realestateandhomes-detail/95100-Pige...I bet AJ Wong knows something about this place!