@Andrew JaquezI think what you're missing is... there will be lots of other expenses, and there is a 0% chance you will cash flow that much.It sounds like you've been going there in person to look at properties - is that right?  

Investment Info:Single-family residence buy & hold investment.

I am considering buying two or three lots inside Memphis that are about 0.17 acre.

We might not be able to BRRR a multi family property (which is what we are trying to buy more of.)  4).

Any chance you've got a link to the court doc?

That said, there's basically zero chance of finding it for meaningfully less than the price you mentioned.  

Any comments on the piers? Seller says he won't go down at all or credit. Not sure the cost. Looks like dryrot? One of many issues!

Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

Would love any thoughts from you all about areas to try and buy or rent in.

It's possible that this increase can prevent a lot of people from buying and might even force others to sell.Do not wait for your taxes to increase.