This will allow the team to develop and review project processes and management strategies to move forward with more challenging, yet rewarding, properties.I come from a very process-oriented background (Mechanical Engineering), and my goal is to learn and develop each step of the process, from start to finish, to continuously improve the team and ROI of each project. 

With compensating factors I have a really good 15% down option on DSCR

Are you suggesting this wasn’t a result of pent-up demand but rather due to some other factor?

BTW, your "criteria" are likely just "rules of thumb" you developed (which is great!)

There are a ton of factors that do into this.

Problem is there are probably 1000 lots or more for resale and the developer is still selling. 

If the numbers still look solid after you factor in those taxes, then it's probably a smart investment.

Interested in STR, LTR, Fix and Flip, commercial RE, and land development. 

A lot of investors are flocking to Memphis for its solid cash flow potential, and you can typically see strong returns (8%+ cash-on-cash) here, which is a huge draw.The job market is another factor.

Oil prices remain a huge X factor, and housing prices (at least with respect to rents) are being held back by the most supply EVER being built and coming online here in 2024.