I understand you'd like to wholesail the place, I'm usually called negative in many posts but I'm in reality, to flip this you will need to value the property, the due diligence extends from the physical aspects of building to the leases, to the types of business being conducted, risks assumed, financial strength of tenants, sales data, traffic count and comparable properties all to arrive at an offer, at least to justify a good offer.

But by me being in memphis how would I handle putting properties under contract and flipping them to a end investor without me being their physically?

I don't have the good fortune of being able to physically inspect the property myself, but I am blessed to have a great team that I know on a personal level and have worked with on previous properties in the area.Have you ever bought a property outside of your local area?

Many people don't have the mental or physical or emotional resources to move.  

So that folks understand that % returns are directly related to Risk .. and by risk I mean physical risk to the property and very very HIGH touch tenant base that are and will always be renters.In our markets renters rent apartments.

You cant apply physical location to a stock though. 

Is this only in the case of physical damage loss and excluding monetary loss?

The additional $1000 is a deposit for the marshall to come back to the property for physical removal of tenant and their belongings.

You should physically look at 100 houses so that you understand your market and understand condition and price points as part of your education process before making offers.If you have prior trade experience then you've probably have seen a lot of houses.

Plumbing fixtures can be improved once money rolls in, but a building lacking exterior lighting and physical security will sit, or attract lower quality tenants.I can't tell you how many people I run into want to get property and plug it into a group home, Section 8, or some sort of Govt Alphabet Program.