The habitual bad ones... well, like you said 3-6 months process.note: good ones have been long term and good all the other times and never play hide and seek. 

Trust, accountability, and peer pressure, all play into this.

I just can't make myself play that game.

What's the play?

I'm excited to see how this plays out for you! 

As far as appreciation is concerned Memphis is still a Buy and Hold Play the appreciation is not even close to what you will achieve in the Western States.

I'm literally starting from scratch so EVERYTHING is new to me from the terminology to how the game is played to....well, everything!

@Michael McDermott - No experience but I'm curious to know how this plays out as there's a house I'm looking to acquire right now that if I do I'll be challenging to the assessment too as it is significantly higher than all recent comps. 

Probably too advanced plays for you at this point, however it should give you hope that there are ways to solve problems for profit. 

As there are a ton of different wrinkles and programs, both local and federal, its tough to be a bit more focused on what could be in play.