I may be able to give you some insight, seeing as i am from your neck of the woods.Just by using the 50% rule, you can't assume an accurate or fair assessment of your cashflow. 

There's also the option to rent to winter Texans - people from your neck of the wood that want to escape the cold.

Closed on my second rental in muscle shoals last week and about to put my third flip on the market in Sheffield in about 2 weeks.

I like the little parks and would be all over it if it was in my neck of the woods.

Now that's a red neck hot tub that is Jeff Foxworthy! 

Though questionable if the deal has the money on it to do it.Maybe call the realtor's broker and ask for help, sometimes they stick their neck out to avoid future drama.   

But some have obviously tried to crush my hopes of getting deals by flexing large corporate muscle.

You have to think outside the box.Take a look at the following spreadsheet to get an idea of where one path will take you:How I buy houses for pennies on the dollarhttps://www.biggerpockets.com/forums/311/topics/67...Will it work in your neck of the woods?

Will this break neck rate continue?

It's great to see people from my neck of he woods.