It is a newer hill top build in an older neighborhood with a 500-700k price range.

I'm curious to learn if these seem in the reasonable range including the fee amounts. 

Has anyone ever built golf driving range from start up?

I need to double check, but I believe TN is in the 13% range with state and local.Then several areas basically tripled property taxes practically overnight in a massive cash grab.

Quote from @Renaldo Zora: Quote from @Travis Biziorek: Detroit has to be at the top of this list.I have 14-doors there (from California) and we're doing lots of deals, all-in, for $75k-$90k.12-months ago that range was $60k-$80k so I'm not sure how much longer we're going to be under the $100k mark but there's still a lot of opportunity.I just finished up a duplex in Detroit.

Most residences are single-family homes under 1500 sqft, with generous lot sizes ranging from 7,000 sqft to 0.5 acres for some properties.Interestingly, despite ample space, vacant lots in this area remain undeveloped with no additional units added.

I would probably need to refinance down into the 3-4% range to even get close to positive cash flow. 

Buying an investment property (non owner occupied) will require at least 20% down and with median prices in the mid $400k range, you have a long way to go to save for your down payment.

Recent comps in their neighborhood are in the $1 million range.

I can't find anything in my price range (or that I'm willing to pay), and even if I could the mortgage amounts are more than I can stomach even with a very large down payment.