I invest in Memphis, TN and I have a large portfolio of single family properties here in town.

Are there potential gremlins like deferred maintenance or large capital expense looming? 

Financial planner-  ask your estate Attorney (not your regular attorney), ask your insurance person, your CPA, a large commercial realtor.  

I set my deductibles at 5% as i only intend to use insurance for large losses.

National Park is the most visited park in all of the US. likely due to the large east coast population, but there's some knock-out views  for 500k  and a decent  2bed 2bath.  

If you can find one with a true net 10% cap rate, you should be asking "why" is there such a large discount.

In areas that are very tourist-desirable, like coastal/beachfront resorts in FL tiny homes can provide an alternative to higher priced hotel rooms and attract a younger clientele that is not looking to book the large (sleeps-12-at-a-time) condos.

I've noticed several posts recently in the format of "here's the problem/situation, and what do you think about it" which is a typical college course discussion question format (so most likely chat gpt-generated or something similar).

Most buyers do not have this large of a down payment and thus this is why my market is slowing.To make housing affordable again, one of several things needs to happen.

With that in mind, if you are still interested in these areas, it will, by and large, be an appreciation-based investment.