But I'd very happily take a very good Nashville spot for -$300/mo cash flow in the gulch or east nashville.

Also told East Cleveland we should never even think about it, well, again, look at pricing for MF there an even SF.

I live in east TN and would like to start curating relationships with other investors. 

We live in Southern California but have a lot of family in the north east.

And no encroachment from either west or east.. so no through traffic etc.

Memphis (*Dont invest in 38002,38106,38108 iffy, 38109,38114,38126,38127*) GOOD Areas **38016,38018 38117,38118,38128,38133,38134,38135,38016 38111 University is ok Memphis B areas, better tenants: These areas are:Bartlett (38134, 38133)Cordova (38018, 38016)East Memphis (38117)South East Memphis (38125)A little bit of a lower class would be: 38122, 38111, 38116, 38141, 38115

Far, far east don't think you can even do that.

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

I really like East Mesa and Apache Junction.

We are based out of Woodstock VA and serve the I-81 corridor from Harrisonburg to Winchester and East to Fairfax.