Gatlinburg/Sevierville/Pigeon Forge was highly bid up due to realtors pitching inflated revenue projections. 

Now with the resulting inflation it would cause people would move to crypto currencies.  

Austin is a unique beast in itself, and many property owners have an overly inflated perception of their property's value.When I flipped a property in Austin, I sourced it through a New Western agent.

Even the stagnant growth cities still tend to appreciate at par with inflation and see rent growth, so I wouldn't count those out.

There are excellent deals available this time of year, but the inflated prices of small multifamily properties can make finding a good deal challenging.

I have on multiple occasions, once with one of my own properties and a few times for clients been able to not only get the money they paid for a property but also gave them extra money in a total loss (protected the equity that has accrued due to inflation in the industry).  

Good contractors will inflate the bid to accommodate for all those unknowns, assuming they will be coming.  

There is plenty of property for sale in Memphis TN that can meet the 1% rule and you wont overpay for it on a "promise" (The inflated profits via the pro-forma they gave you).

For the 10 year period spanning November 2014-2024, single-family prices in Austin nearly doubled, yielding an annualized appreciation rate of ~9% in that period.With inflation nearing its 2% target and signs of a slowing labor market, The Federal Reserve recently made its third cut to the federal funds rate since the start of the COVID pandemic.

Or you way over estimated / inflated your expenses (yes).