Even in housing.  

@Kristian Forbes Short of doing another house hack or negotiating the purchase price down a fair amount, I think that's going to be a tough one to make the numbers work.

Memphis is definitely a solid market known for steady growth and affordable housing.

Section 8, nice housing!

Perhaps you have coverage for the replacement value BUT the insurance company when calculating the replacement property uses modern building materials like drywall but your original house had plaster which is much more expensive.

Especially, after the storms and the loss of the projected income and they have no way to repair or replace everything that was lost.  

I am a wholesaler looking to also break into house hacking, brrrr strategy, and eventually fix and flips.I am in west TX areaWhere in Tx are you currently and what strategies do you employ? 

But I'm gathering that this may be a fools errand if the house is not appreciating.

Too tenant (yes tenant) friendly and I wouldn't want to lose my house.

everyone wants the distressed assets you're trying to find.the short answer to your questions is: start going to lots and lots of meetups and network in person.i would also think about house hacking as soon as you can.