Some appraisers are just going to choose comps on the less favorable side of the spectrum. 

The 38128 is slightly below the median and is in a decent area, but definitely an area on the more challenged end of the spectrum in Memphis. 

Obviously in the other end of the spectrum than your developments.  

For example, I think when people look at rental rates in Spain they consider regular annual rentals and Airbnb-style rentals which are two ends of a spectrum and have their respective drawbacks (changing legislation, etc).

And like you say some people are more in the dark end of the spectrum when they run their business.

My "Predictions" are: - All the Hyperbolic, polarized, tribalist, BS "doom-preaching" to EITHER extreme of the spectrum will very-VERY rapidly get blocked out by mass populace as a whole.

It's a matrix where you'll want to find something that is on the spectrum that is in alignment with your risk tolerance and understanding. 

Granted, house hacking isn't as destructive as a live-in flip-- it's on the spectrum of uncomfortably while having a family.While Gregory may claim it's awesome, I highly doubt it.

+1 For Roku with Guest Mode.If higher end I would recommend live TV which can be achieved with Cable (Spectrum for me) app or with something like Sling or Youtube TV

It's a spectrum - some will lose it all in one shot; some will simply give in to the greed a little bit, but not enough to be unrecoverable; some are completely unemotional and analytical about every angle, every decision, and don't really make mistakes.