My spouse went to school at UT and the rental there is a hold over from graduate school.  

My mortgage should be about $2,100 after I get PMI eliminated and I was going to rent it to a friend that I have known since high school for $2,000 a month.

Identifying neighborhoods with good schools, infrastructure, and amenities can lead to finding a hidden gem.Myth 4: It Is Only Seasoned Investors Who Can Handle Distressed PropertiesExperience is helpful in real estate, but you do not need to be a seasoned investor to do well in distressed properties.

I went to high school and college there. 

I make roughly 150k annually but have 200k total in student debt from graduate school.

Investors should keep an eye on its growing infrastructure and amenities.Huntersville: A family-friendly suburb with excellent schools and amenities, Huntersville is a solid choice for long-term appreciation.Davidson: A charming college town, Davidson offers steady appreciation and attracts higher-income tenants.Belmont: This small town near Charlotte offers more appreciation potential than cash flow, driven by its desirability and quaint atmosphere.Neighborhoods Offering Both Cash Flow & AppreciationConcord: A tricky yet rewarding market, Concord can provide both cash flow and appreciation.

So an identical neighborhood (income, crime, school quality, etc.) can cost you as much as a $100k less on the South side simply because your neighbors are brown or black as opposed to white.this right here is the gem advice.  

But then moving to actually renting while our children finish school and investing out of state instead. 

Germantown has plenty of opportunities, especially if you keep an eye on areas with improving infrastructure or schools.

However, prices on $1M homes haven't really appreciated all that much and we are looking to move to something much smaller near where our kids go to school.