I have loaned on more than 750 props in Jackson and owned over 200.. you think its easier than the other cities you will soon find out its not. .. going for those high cap rates is going to be a wild ride for you and for many reasons you have no clue about right now. 

Also with this wild market I put together worst case scenarios if I need to keep the property and rent it and pay my investors back its a short term loan. project is 30-45 days rehab and  2 months on market if it doesn't sell in 30 days I figured id finance out of it and leave in 40 k of my capital and come back to it in a few years it will cash flow 600.00 with a 7% interest rate. its all borrowed money from private people.so I just want a professinal way to make my investors protected.

Note though, that the data can be wildly out of date, and you have to look carefully at the "comps" being used, since some of them are likely in other areas of town, and may not be representative of rates in the area you're looking to buy.  

- I realize this is kinda a wild card for anyone to spend much time on.  

In Class C the income can vary wildly from one week to the next.

While I generally agree with most of the comments the answer can be wildly divergent.

The world of Cyber is growing like wild fire and there are only 3-4 major locations for Department of Defense Cyber and San Antonio is one of them. 

BLT Chick AND Tuna........Dawg, you wild.

And every "deal" I have seen come through, has been grotesquely over-priced, poorly analyzed, poorly constructed, just wildly novice and that's understandable as it's a tribe of 97%+ "noob's" with 0 "deal's" under there belt.

The other wild card can be if the tree is rotted or unsafe to climb.