I would for NOT do tree houses for liability reasons.

One major things to consider that many newer investors miss with 5+ units, is that if you intend to hold, the property will need to be at least 75% occupied and stabilized before you will be able to find reasonable financing terms. 

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

more reasons why not to get washers, dryers, etc because just wow. 

He is correct that a single ADU in a single family zoned area is unlikely to return as much as the hands off cost and is one of many reasons that adding a single ADU in most single family areas is not a good re investment.  

The term "reasonable" is going to be redefined.

@Mindy Jensen it seems that my messages are inaccessible as well for some reason

Throughout the year I come across situations where people need to sell there home due to a variety or reasons, job loss, income loss, health, divorce, etc.

As I have noted in another thread, the number of individuals who post on BP about the Huntsville market that have zero experience investing or managing properties here has accelerated recently for unclear reasons. 

Multifamily properties in Memphis are still reasonably priced compared to other markets, and landlords benefit from landlord-friendly laws and relatively low property taxes.Additionally, many investors have successfully implemented the strategy you’re considering—acquiring and eventually paying off properties while maintaining steady cash flow.