I would assume the % of man made fires caused by Arson is pretty darn low though.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

At the time, his offer was low, and I had potential plans for that space, so I turned him down.

His credit score is fine but his income is showing too low to get the loan, so I though maybe I could use my HELOC to make the purchase and do a Lease to Own.

"Good" areas will be priced high, "Bad" areas will be priced low. 

If before getting a permit you have to dance around for Code Dept officials/ city gov and crime is thru the roof, investments will definitely be low whether real estate or other, but it should be benefiting the city officials to keep things that way.

Memphis has a relatively low cost of living, and that’s reflected in the property prices.

@John BowensAre you loaning from a pre-tax 401K or did you convert to Roth and then loaning from there?

Also, what are some other low cost amenities that I can add to my STR that will yield a higher ROI?