when I first started lending in Detroit in 2002.. the rehabbers there would paint the copper in the basements with grey paint in the low light theives would think its galvanized and not take it.

@Samuel Kim Your wife can meet the 750-hour test for Real Estate Professional Status (REPS) by actively managing your 9 rental properties, but careful planning and documentation are essential, especially with low-maintenance new construction.

Too many low income apartment buildings near by / vacant buildings. 

Shoot me a DM if you want some help with finding a condo or house with a low rate that's on market.

As you can tell marine the appraisal came back 40k low and I was so dumbfounded.  

note if we sell the primary residence, it is very likely we will not need mortgages to buy smaller rentals as we would use that mostly.Though I take your point on keeping it. our house was a new construction (3 years old) though so possibly low maintenance risk to keep for a rental. 

Common sources of such properties include:Foreclosures: Homes that have been repossessed by banks due to non-payment.Distressed Properties: Homes that are in poor condition and need a lot of work.Auctions: Properties sold at auction for below market value.Off-market Deals: Properties that aren't listed on the MLS but are available for sale through direct outreach or networking.The key is to buy a property at a price low enough to ensure that even after renovations, the home will appraise for a higher value.2.

I don't work in Nashville area but $165 per sq ft seems quite low to me.In terms of financing, I would speak with a few construction lenders and also hard money lenders.

Everyone has been spoiled by the last 10+ years of low property values with high rents and low interest rates.- Just ask any investor doing deals prior to 2008 Real Estate Crash!

I think its rare you can take a model you're doing in this are or product and just move it somewhere else or on to some other product.To me, If you have a niche that works and you're good at it and the numbers are strong,  I believe you should put everything you have into that business model and grow it and grow it fast while the getting is good.