It seems last few years all the established norms went right out the window. 

It seems like everyone is preparing for a big boost.The current growth rate seems feverish but I've seen a lot of houses going up to prepare for the influx of population.If you have any questions, I'm available to answer them.

It seems investing in TN where we are now, and being able to work on the properties ourselves makes more sense.  

Your deterrent factor is higher, the tenants seem to like it, and you can even monitor what's going on remotely!

hint - It ain't always them.There are a few "fatal" mistakes you can make in Real Estate, seems those were only "flesh wounds" but not to be repeated!

I do not flip so I understand your reluctance to want to flip (it’s a job, taxes, selling costs, etc), but it seems like a much better flip than brrrr.  

We will shop for used appliances where we can when we need one… or pick up used cabinets if we can, or search eBay for something smaller,  but going to the extreme of personally shipping something big in internationally for one-off renovation needs seems like a stretch of reasonable.Just like you mention, the number of unknowns would not seem to be worth it to me.Just my 2 cents.Randy  

That said, the market seems to be warming somewhat, which is what you would expect from a seasonal perspective.  

They seem to be electronic brokers that will shop for insurance in a pool of carriers.

It seems like the perfect place, BiggerPockets, for finding people who are like-minded, asking them questions, and learning how to become a future investor.I believe that no matter how unforgiving the market may seem, the right tools, knowledge, and preparation can help minimize risk and create opportunities.