That went really well but didn't last long as this is a small town with a tiny college.

Since you said tiny homes, this is probably not an option.  

In the end it comes down to number of people (households) in an area and number of units.

*Immediately report to Manager any presence of mold growth that cannot be removed by simply applying a household cleaner and wiping the area.

Sharing the tiny kitchen wasn’t such a big deal because we cooked together and got along.

Most of them are going to lose money or with a tiny profit from I can see.eg. lot aqiuisition at $250k, 4000 sqft of house will be $800k to build.

Appreciation and Growth: Sacramento has seen around an estimated 256% growth in terms of median household value, with large developments planned and in progress in suburbs such as Roseville, Elk Grove, and Folsom.My team and I at Hardin Realty & Property Management specialize in helping investors in the greater Sacramento area.

The average household income is $84K.

With a household count of 250,000 to 300,000 in Memphis, that represents only 0.05% of the overall market (and maybe half of that when looking at single-family detached).To your other point, starting off with a 25% equity position is a decent position to be in with any market downturn. 

Can you imagine how that conversation went in their household?