I am in the Memphis Market as well. 

Hi JAY,I'm reaching out to have your feedback on the Decatur Market.

I suspect maybe something like Hagerstown or Cumberland, which yeah are Class D like markets with declining populations, high drug problems, no strong job base which leads to non paying tenants.

Agent and leasing experience can help with negotiation skills, market knowledge, and tenant screening.

The Cville market is quite competitive.

I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

We manage several hundred rental properties throughout the San Diego market and I found your post very interesting. 

Focus on Education and NetworkingBuild your knowledge: Continue learning about different real estate investing strategies and market trends to make informed decisions.Connect with other investors: Network with experienced investors in your area to gain insights and potentially find partnership opportunities.    

I would add that SFH airbnb market here is saturated BUT I believe there is still a robust market for larger homes for family gatherings and events.

Focus on networking with local investors, learning market trends in your new area, and deciding on a strategy that fits your goals.Good luck!