But I'd very happily take a very good Nashville spot for -$300/mo cash flow in the gulch or east nashville.

Any related advice or blind spot ?

Ohio markets show up 3 times in Zillow’s 2024 hottest markets, with Columbus and Cincinnati taking the top 2 and 3 spots.

When I started, I was in the same spot as you trying to way to pros and cons of everyone's programs and I choose The Land Geek program.There are many reasons why I chose Mark, here are a few:He's the one guy that I could tell was still doing deals and lots of them. 

Never fear, Dave Meyer is here to demystify one of the most important (and surprisingly easy) steps of your investing journey: deal analysis.Live Workshop: Demystifying Deal Analysis with Dave MeyerDate: May 29, 2024Time: 11am PT | 2pm ETIn this live workshop, you'll walk away understanding:How cash flow, appreciation, amortization, and tax benefits all shape the quality of a good dealWays you can maximize your investment returns BEFORE buying a dealThe key questions you should ask before every investmentWhy MOST properties out there aren't deals—and how to poise yourself to move immediately on those that are Register now to secure your spot!

;-) Now that's a worthy debate but I still think California would edge those two out of the top spot.

Knowing you can do it the right way now, I would advise against it.If you convert it into a legal rec room, that would only be a half bath and the City may require you to have two covered parking spots (like a permanent carport). 

I am looking and buying a multifamily spot out there all 2 bed 1 bath units.

Before the work, our house elevation was +0.5  readings the highest,  - 2.5  in several other low spots. 

@Chris Seveney gave you a pretty spot-on answer.