I am not familiar with Horn Lake and the economic conditions you mentioned as a CON, but if you already have those concerns, on top of a large rehab, which typically don't shrink as you get started, and being OOS and needing a PM team, you may want to consider other options as you get started. 

My husband has worked for one of the largest national home builders for 23 years.

Look for markets with good population/economic growth.

Data Analysis: AI can process copious amounts of data, including market trends, property values, neighborhood demographics and economic indicators.

If you're more focused on appreciation, Columbus will be a great option due to its growing population and favorable economic conditions. 

It is important to look for locations with strong economic growth, rising demand for housing, employment, vacation and infrastructure developments, as well as properties that offer the potential for value appreciation or steady cash flow.

House hacking with two children can be tougher than expected because you will always need to take a larger or the largest unit which will reduce your cash flow on the property even more.

In times of economic stress, people may not choose to vacation in Las Vegas.

Real estate prices in the US are again fuelled by unsustainable monetary policies and artificially low interest rates, which are creating artificial economic growth.

This way, you'll have access to liquidity without the headache of managing separate loans and fees.Predicted Refi Rates: While no one can predict rates with absolute certainty, the general consensus is that rates may stay lower or remain stable in the short term, barring any economic shifts.