The main drivers1) Local Inventory2) 10 year treasury(macro)3) Personal Debt levels(macro)4) Real Unemployment(not the unemployment number but real white collar job loss ratio'd to part time jobs). 5) Industry proliferation(can't tell me a tech or finance hub moves like a health hub).To tell me #2 will derive from the same inputs as it did in Sep/Oct, I'm willing to bet it won't.

I think you're best bet for private money is going to be to network at the meetups (Red Stick REI, RING) and on FB/here.

Buying fent from a stranger is a safer bet. 

I'll bet if you take this strategy on a forum that consists of accredited investors or qualified purchasers, you'd get laughed out immediately.

I could have found the money I bet, but I was scared to be a landlord.

I bet short term rentals can work right in your own backyard!

It seems like investors strongly bet on appreciation here which I dislike.

Your best bet is to consult with a good broker that has experience with business insurance and RE.

I'm a bit late but want to reach out to the community to see what might be my best bets to get my money back (file judgement, etc.).

Memphis has a steady, growing economy, and there’s always demand for rentals, which makes it a great long-term bet.