Buying properties for immediate cash flow is the minor leagues of real estate and fairly simple.

Look for big civic projects - downtown revitalization, programs for artists, and most of all lots of JOBS coming from a coalescing of a particular industry there that can support the growth and put seats in the bars restaurants and baseball field.

Hard-hat is optional, but if you're anywhere you can bump your head or have something fall on you - get at least a baseball cap - bump hat ($18).

Collectibles (think baseball cards and stamps), life insurance policies, any investment with a prohibited party which is you, your spouse, your children and their spouses and your parents. 

Your thought process sounds to me like as if you found a rare widget, say a baseball card, at a thrift store for a $1 --- nobody there knew what they had. 

It has a growing population, 3.63% Job Growth Year over year, 2nd in the state to Nashville in Price growth YOY, Minor League Baseball team is coming back, lots of new jobs to come in, 110 million dollar Airport expansion which will allow more direct flights to Knoxville, Neighborhoods in Knoxville experiencing gentrification, and best of all the houses still cash flow with all the upside. 

Generally do not say anything negative about an area that would steer someone away from that location.Focus on things that are not subjective in nature. 1 mile to the baseball stadium. 2 miles to the internet. 

Apparently my father loved baseball (and Ty).

Never seen my kids happier when I handed them baseball bats and told them to go to town on the old cabinets!  

Who of you watched that baseball movie that came out in the 90's where they guy built a baseball field in his backward so that the ghost of legendary player's could play?