To confirm my recommendation ask him for references at his current developments, I bet he won’t give you names and will make up an excuse!

Memphis has a steady, growing economy, and there’s always demand for rentals, which makes it a great long-term bet.

I doubt you'll make 11% with the S&P, but it is probably still your best bet.

(I know a lot of investors who are doing this, but I've been surprised to find out that it's a new concept that others haven't considered.)The more units, the better in this scenario because you can hedge your bets with more units.

I can bet if inflation runs then Boston prices skyrocket, but I doubt Austin does.

Betting on future price appreciation and equity growth is just that "betting". 

Their clear incentive is to bet on falling interest rates between now and debt maturity.A small handful of owners are forced to sell due to a looming balloon payment that a refi won't cover, but you're not going to find one of those by driving the market when any commercial broker can just look up properties on that basis and start making calls. 

If your goal is cash flow, then your best bet may be to live in it for 2 years, and then take that tax free gain (250k single person, 500k married) and buy elsewhere. 

That’s the best bet. 

Sounds like their combined income likely beats your other tenants.Your gut is probably your best bet and you need to go with it.