Foremost... but it's getting tougher out there. 

out of state investing is tougher than advertised. 

You will need to grow a tougher skin regarding your ability to say no to tenants.  

It is tougher but can be done well with the right budget.That is just what I am thinking at first blush.

But all these areas are much tougher to afford.  

These high rates make it tougher for deals to make sense so that is why it has to be a good deal or value ADD. 

Bottom line at least in ORegon its made it tougher and tougher on renters..

The deals are still out there but they are tougher to find.  

Multifamily you can win big or lose your *** it's all about if you already made your money with your career, business, investments already and want to be safer.Right now owning NNN yourself without a syndicate is tougher especially in the smaller 4 million and below price ranges.

If Nashville is like Denver or Colorado Springs where we work, then duplexes are tougher to come by in good condition, so maybe a home with carriage house or separate basement space?