It's a game of gambling and musical chairs.

Can I really expect to get that kind of price... and if so, who would even buy that as the debt wouldn't support such a low cap rate.Tenant Mix:Sports Clips - 2026Anytime Fitness - 2024Independent Nail Salon - 2032Independent Mexican Restaurant - 2027Seasons of Japan (13 locations in GA) - 2024State Farm - 2019 (2 5yr renewal option)Local Grooming Chain - 2027 DryCleaner - 2021 (5 yr renewal option)Independent hair Salon - 2023 Marcos Pizza - 2023Dental Office - 2032

My question is, when is the music going to stop?  

These days, you can't stay on BP for more than 5 minutes without seeing a thread about investing OOS in Memphis...It is absolutely becoming the new Las Vegas, in my opinion...When the music stops, and it will and it always does, Memphis will be a ton of OOS investors competing for limited numbers of tenants....

Professors might be good long term tenants if they are in music, art, math, IT, or anything other than law or poli-sci.

One thing that I have done is to listen to the podcasts in the car instead of listening to music.

So much time we waste by listening to music.

The days of straw men, musical chairs and west Texas fill land. 

It is like musical chairs...when the music stops a lot of people are going to end up holding properties that are far above what the current market value will be.

., building code violations, drug activity, squatters, loud music, loitering, littering).