I would definitely target value-add projects if you have a background in carpentry.

Two simple wins now: analyze at least a few deals a day using a basic cash flow calculator and real rent comps, and build a weekly habit of talking to one local investor or agent to learn how they underwrite in your target market.What’s your first buy box going to be when you’re ready—property type, price range, and target rent—and which market are you practicing on right now?

Your numbers line up well here: plenty of 3/1 and 3/2 single-families in stable, rent-friendly areas that can stay under your $90K all-in target and hit that $1,100+ rent mark.A couple things to keep in mind in Memphis:Neighborhood selection is key.

Quote from @Erik Estrada: Quote from @Jason Wray: Erik,I am not sure and would never talk in a bad way about any business unless I used them but in the last 8 months I have had several customers reach out to fix what they could not accomplish on really basic overlay issues.I have been seeing a lot of these other AI type LOS type companies drop the ball during the electronic Approve U style 1003/1008 deals that lack typical DU/LP findings.Back in the day we would target this type of company data to reach out and either help on the 6-12 month refinance or the aged leads.   

Quote from @Tracy Thielman: Noticing that cash flow-focused properties tend to be easier to keep stable through tenant turnover.

What software do you use to find targeted property owners and their contact information (email addresses specifically)? 

Additionally, others are targeting the same lists, so finding an exclusive, highly motivated list is difficult.

Because the Property Class dictates the Class of the tenant pool that the property will attract.The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.Why is that important?

It is easier if you spend some more time finding the right tenant.

Some lenders seem to be easing up while others have raised their minimum DSCR thresholds. Have you noticed approvals getting simpler, or are you finding more hoops to jump through lately?