I try to shoot for the middle unless theres a superb deal on the really bad areas or really good areas.

In a nutshell, I looked at several metros along the east coast within an 8-hour drive.

I’m also middle of the map, slightly less capital chasing than you have in NC so maybe part of my optimism.

I'm in the middle of purchasing a 4plex....Rates are 3.5% or 3.2% with $1700 buy down on FHA.

Everything I've seen on island with the potential to have a mother-in-law/back cottage/separate rental property seems to be the million dollar properties, at least east of Waipahu.

So far as the taxes goes, the rates are different depending on if you are in the city of Chattanooga or another surrounding city like Red Bank or East Ridge.   

The east end is experiencing a lot of growth around the hospital and new road construction will help connect the city better.

We are in the middle of a once in a lifetime perfect storm where the stock market is crashing but will quickly recover after the virus dies down.

@Nick BowesYou basically answered your own questions" 40k in, 70k ARV, rent is $1200, so in 4 years you make all your money back and you will have no issue at all :))Why don't they buy it all if it is that easy and sound :))Most of these houses are in rough neighborhoods,and the houses usually need more than 15k in them.Also prices are up, It would have been okay 4-5 years ago, now you will be in the middle of war zone.

I understand people are trying to help by saying list if for rent but in college towns it is extremely hard to find tenants in the middle of a semester.