Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

My primary focus is on maximizing cash flow.Does anyone has experience with STRs in Aspen, I’d love to hear your advice or insights!

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I don't know specifically about ADUs and Chattanooga, but I have clients in other markets that focus on ADU construction on larger SFH lots.

As a CPA focusing on real estate taxation, I frequently encounter property investors excited about cost segregation studies.

I was made to think "if you've put this much time, money, and effort into perfecting the development of secondary suites into SFR's, why would you move your focus onto another strategy?"

Seeing as you mentioned you have very little liquidity in after-tax and savings accounts, I'd likely recommend focusing on building up a buffer of accessible and liquid dollars in an after-tax brokerage account prior to maxing out a Mega Backdoor Roth.

It could also help you to decide what type of real estate you would like to focus on - i.e., residential vs. commercial. 

You should work with a Qualified Intermediary that is going to focus on administering the 1031 Exchange and not trying to get paid on the back end. 

you seem to want to focus on 100% occupancy.