Like you mentioned, appreciation in Memphis is relatively mild; usually it is pretty close to the rate of inflation, 2-3% / year.

@Bryan ClementI was able to get into a $160,000 home with $500 out of pocket and paid back all of it and then some at closing.That’s being PAID to buy.FHA said I needed to live in it which is fine because the cash flow would have been mildly negative. (-$50/month which is still awesome for the deal IMO)So it’s certainly possible.

Skimp on light bulbs, laundry detergent and paper towels. 

Sometimes there is only great recession data, and that recession was pretty mild on some asset classes, versus previous recessions.

Some prices have been cut to be mild values- based on the 2019 economy but still nothing coming close to representing the current economic conditions.

The question is when is recession going to hit your area and how mild or severe it will be?

OR, we could have a mild correction.

I was wondering if I should get the property and replace all the tiles with new vinyl siding or so mild I just steer clear from this property?

We have had a mild winter.

I have been mildly successful in challenging some valuations.