HUD targets average rents for an area, so just like average school grades, this typically translates to Class C property rents.In our Metro Detroit market, the MAJORITY of the claims about getting higher than market rents can be traced to a Class D Neighborhood/Property. 

Personally, I wouldn’t invest in a market where appreciation averages only 2%.

I don't disagree that Airbnb claims can be difficult but this is all very common in the industry. 

Haven’t connected with anyone yet as far as management, but Sylva is averaging around 70%.More to do over there.

I just did a quick search of the area and there appears to be an ample supply of properties with an average rent of approximately $1.10/SF.

Real estate investing is forgiving; the average person can still make money even with some big mistakes.

It's been a rental for the past 4+ years and makes on average $400-$600/mth Lessons learned?

The tenant base, on average, tends to be rougher on the properties, moves more frequently, and cannot absorb any rent increases.  

You would then stress to not incur any improvement cost above $22,000 or you may have to liquidate the property.In this scenariod, $60,000 if you are making an above return at 10% to 12% annually + $30,000 making $4% in a HYSA, the average return is maybe around 8%The blended return would be about 9%You may be better off investing in the stock market, get a slightly lower return but without all the added stress / work.

@Scott Trench - have you considered investing in short term rentals, materially participating, and having the average stay be less than 7 days?