However, the appreciation of Oakland was much more then what I've made in KC... however the payments would of stretched me thin and at the end of the day it wasn't meant to be.

Our region is unique in its current pricing. 

Our Stretch Goal is to have 20-Rentals in the next 2- Years. 

Based on other things I've read, I had thought that Loopnet was a place where listings went to die, rather than a good place to find them, but perhaps Chicago is unique?  

Memphis has great potential for solid investments and we have a unique market.

It is extremely moist down there and we have had a stretch of 90 plus degree weather with extreme humidity the last 2 weeks so we are now worried about mold.

Unique approach for sure, kudos to you.

What do you think @Joe Stretch? 

The shift likely won't be as drastic, but there will be a shift.Nobody really knows how the market is going to react to school starting this year - buyer and seller behavior has been a little bit different than in previous years so we might see something totally unique this year.

You need to ask your CPA to give you a definitive answer to your questions based on your unique facts and circumstances.Other related issues you should also consider ... your hazard insurance  policy and your title insurance policy.