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.

Talking 30-100 SFR property range pool with that being a portion of their investment portfolio(so not including ag, oil, timber investments, etc.). 

A signed lease alone is no longer seen as sufficient evidence.This requirement applies when the rental income is needed to qualify for the new loan's debt-to-income ratio.

Already talked to the Warren County office and they said it's a 3 month process to get STRs approved but in general the process seems to be pretty straight forward if you aren't in a HOA or in town.I have a property in the area that is a smaller 2bed/1bath that does really well and I feel very comfotable with the 3 bed numbers, but once we get to the higher range properties 3-4 bedrooms and properties that I would consider to be luxury stays for large groups, I am finding it hard to make the numbers reallyyyy make sense at a $300 ADR.

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.