The short of the reasons being-- I've never heard of someone wanting to move to Memphis (speaks to desirability), the market is too high of a renter's market for me (speaks to less owner-occcupants which can affect quality), if I were to have bought in Memphis it would've been 5 years ago when the deals were better before the hedge funds and individual investors ate everything up, and for current times, there are just higher returns and nicer deals (in my opinion) in other markets.

But after we had tenants whose various dogs ate my porch swing, the plug off a window air conditioner (haven't a clue why the dog didn't fry himself on that one), dug holes in carpets down to the subfloor, ate the bottom off a closet door, chewed open a door and got under the house in the summer heat to stay cool and crushed a duct pipe and (in one case) were kept under the house so I got to clean feces and urine out from under there on my hands and knees....we rethought our  idea of the need for a pet fee.Gail

Those of us at the New York meetup last night networked, ate great meatballs, had a moment of sadness for @Brandon Turner's fire and learned about Leases.  

So I was hoping to capitalize on the bold lettering because I feel it describes me to a tee.

I also lived, ate, worked along side and trained daily with the infantry units and was totally immersed with them, deploying with them all the way over there for their entire tour.

I have an associate on the East coast that credits their paid coach for their success and they have spent good money but have done very well with the information provided to them. this paid mentor had a very well thought out method for them to get into the business and they followed it to a tee..

I took it slow (buy and paydown vs lever up) and ate a recession in the middle.  

@Kevin O'Brien yes light rail (FasTracks-Union Station), DIA (it's one of the newest major airports in the country).

I would suggest reading the until ate guide to real estate investing on BP.

I drove an older but decnt truck, ate well but cheaply etc.....Not sure what the labor market is in your area, but around here, small town WI but touristy and industrial, employers are BEGGING for more workers at $10-15 hour plus.