They're not stuck as in "there are no other options", they're stuck as in "there are cheaper, crappier options but we'd have to pack up our entire lives and deal with the other expenses/headaches that come with moving so I guess we might as well just suffer with the increase". 

These can make crunching numbers a bit more difficult because due to the guessing game. 

My GUESS would be yes, if you touched the plumbing.

I don’t know the Memphis market, but I’m guessing there is not crazy appreciation.

A purchase you made in 2020 or 2022 would not really be thought of as a BRRRR because I'm guessing those units have been rented since then and were not just sitting vacant with you paying on those mortgages.

My guess is that with the recent fire policy changes in CA there are likely caps on the fire payouts and many homeowners will be in the situation of example 2.

I guess I was looking a little too deep into it. 

I guess the videos are still out there?

My guess is if you can make the interest rates work, there will be dozens of these available in about 2-3 years when the loans start maturing.Good luck and best wishes. 

I guess that is where my dilemma is.