My next feasible option would be the BRRR strategy, but that is dangerous here as the entire area relies on one industry for its economic prosperity, coal.

The house price is very affordable, but there are still so many social and economic problems existing.

Keeping in mind that it would be repealed to less regulations now but more regulations than circa 2008, it hopefully finds that right balance.

This is below the threshold for Fannie Mae small balance loan (minimum $750,000). 

I have a SFR that is worth 850k with no loan balance.  

Having a zip code with with million dollar homes right around the corner from war zones doesn't happen in more balanced suburban areas.

It's always the buyers market at the end of the day - builders can and do make more houses to balance out increases in demand. 

But during economic downturns, Class B & C experience very little volatility in market values and market rents.

This means the bank isn't going to let the property go for less than the balance, because they would take an unnecessary loss. 

Besides all of the economic reasons to go and do business in Memphis, the town is very beautiful, has tons of culture and the people are wonderful.My recent visit included meetings with @Alex Craig, @Curt Davis, @Douglas Skipworth, @Bert Miller, @Tina Sandoval and @James Wachob.