Thanks in advance,RookieOf the areas you mentioned, Id put Germantown at the top of the list.

It sounds like you are overly confident in your Excel spreadsheets..... 

I don't recommend throwing the baby out with the bath water, and definitely make sure you understand the nature of the Mentor you choose.BP is a great resource to meet some amazing people. 

I used them on a rental for the rehab in Houston.

I’m not a big phone guy but I’d be happy to reply over and over to DMs or emails. 

I paid tax on it and mowed it about every 5 years so maybe put 10k into over the years.. deductive reasoning suggested city does not build and full blown interchange to go to nowhere. 

My retirement system doesn't allow for me to roll anything over given that I'm still employed with the company and also under 59.5 years old.

A line of credit is adjustable rate with interest only payments that will have a "draw" period usually of 3-5 years for investment properties (usually 10 years for primary home) then will amortize over the remaining term after the draw period.

I think over the long term sure it balances out.For example - 2023-2024 - my area saw a NET decrease in rental rates.

Knoxville isn't a luxury market. widen the gap and do new construction. find infill plots of land in better locations and have more control. work closely with a builder who Is working with investors. we have flippers who did hundreds of flips then they graduate to new builds and say it's much easier. if you have the balance sheet you'll be fine. budget 20%. new construction commands a 20% premium and is much easier to duplicate Over and over and much less risk.