If insurance won't handle it, then I recommend you document it heavily with pictures, dates, etc.

Hey Mani,I don’t have firsthand experience with the Memphis market, but I do invest heavily in Detroit and have done well with Section 8 properties there.

Blue Ridge has been heavily invested in marketing for over 15 years and has name recognition that the others don't enjoy. 

Boston has invested heavily in its Seaport district, adding parks and public spaces that boost property values and attract commercial projects.

It could just be me but, I know apartment buildings are heavily slept upon.

Markets and the economics behind real estate have changed so much over these past couple of years.The 1% rule was heavily touted a couple years ago.I think the general rule now is that you likely have to put down around 30% to 40% to cash-flow on a long-term rental.Best of luck.

I've looked heavily at Bakersfield myself, and have some friends there.

This is unsustainable, as the debt is past any reasonable limit.With GDP, inflation, and unemployment all being heavily manipulated, they can't be used to justify a healthy economy. 2008 showed the problem with pushing mortgages onto people who couldn't afford them and weren't financially literate, but it was the inflation that caused many to choose food and other expenses over home payment.

Also, financing for 1-4 unit properties is heavily competitive vs looking for financing for 5+ unit properties.

I'm thinking of a short term vacation rental (that'll just be about patching up a family property that happens to be in a heavily touristic area) and then in the future...