Strong property management and careful tenant placement also play a critical role in success here, so I recommend partnering with a turnkey company or an agent who specializes in these areas to make the process smoother.As for rental demand, homes that sit for extended periods are often the result of issues like pricing, condition, or tenant quality—not necessarily a reflection of the market as a whole.

Playing for cash flow still, but also a little for appreciation and the single families typically dont require as much hands on work on a weekly basis (mowing grass, shoveling snow, etc.)Everybodys niche will be a little different.  

I knew it was a long term play as well, and wasn't looking for something immediate with them.

Unfortunately, ther'es no guarantee, because there are a lot of variables at play here.

Quote from @James Kerson: James, play along with me:1.

I would consider it, but living and knowing the Memphis market, the purchase location plays a big part.I see that this was posted in 2010, so I am assuming you have had many replies and probably don't have the property any longer.Tommy DouglasTDHomes4U LLC

PLAY YOUR CARDS CLOSE TO YOUR CHEST.

I spent quite a bit of time in the Jackson area playing MRA, JA and Prep back in the day.

All recent increases and near-term future increases are just gambling.

Playing an appreciation game can be risky.