Just be aware in town they will tout 3% vacancy, it is closer to 15% right now.

This is an area where so called experts, one was touted in a pod cast, Mitch Stevens, is a touter of infinite number of financings per year if you just use a Licensed Mortgage Loan Originator. 

All of these are touted as "free money" but nothing is free and they all come with risks.I personally like the model where you work hard, save up, invest wisely, and wait.

The CAP rate is pretty good, and in this case probably the best measure of this asset, but I would tout my ROI (or CoC), that's outta this world! 

Inflation induced debt destruction is one of the major benefits, as touted by one of my favorite real estate educators, @Jason Hartman.  

I would tout the seclusion, fire pit, and proximity to the lake

I was thinking about Reno and its (touted?)

the main thing with Morris is that his theories and representation of low end rentals is all a pipe dream .. not sure where he thought that stuff up.. but he sure took advantage of those that were not savvy to the risks of low end rentals.. even if they did not flat out steal so much money these investor would never have had the consistant returns he touted.. just not possible in those asset class's unless you live there and run them yourself

Often touted as one of the worst places to live in the United States, Pine Bluff, AR seems to be undergoing a bit of a renaissance.Does anyone with intimate knowledge of this market care to comment? 

My advice above wasn't to you specifically so much as it was to any investor in general to consider this before pulling the trigger on the oft-touted route to wealth we hear so much of on the BP podcasts.