It has great potential and the ability to cash flow nicely.

Choose a location with low-cost homeowners insurance because they have the lowest risk of natural disasters: Insurance - ValuePenguinIf you follow the above process, you will now have a short list of potential cities that are very likely to appreciate much faster than others due to their strong fundamentals.

Your profile mentions that you are an agent with rentals.You would want to see if you are able to claim real estate professional status.If you are able to claim real estate professional status, you can potentially offset the rental losses with your real estate agent income.Furthermore, TN does not have a state income tax allowing you to be more open with your options.Best of luck

Many of my deals were priced properly, but often the seller or market can't for various reasons see the potential in the property. 

However, it can come with extra costs for setup, maintenance, and potentially higher interest rates on loans.

This can help you estimate potential earnings.2.

I've been a few times to Killeen, Belton, CC, Temple area looking at potential purchases before I gave up. 

I think there's a lot of potential when it comes to Kenwood/Bronzeville.

Tenants and growth potential-  Any thoughts on "the heights" and whether the area still has room for appreciation? 

From there I'd look to refi and use the cash to then acquire STR's or potentially bigger multi-family/apartments.