Out of town is a real challenge too.

The properties I have run are showing the same thing even though it's a bit of a "down" city/town.

There isn't a down side to asking the question of several agencies in your town. 

I'm researching condos, town homes, and duplexes and looking at margins and upside compared to houses. 

Here's another article about the January 2016 sales in Memphis.For what it's worth, I just spent the day (Wed 2/10/16) driving around town looking at Class A and B properties with a CA hedge fund and was shocked by the lack of available inventory for sale.

And on the 2nd Wednesday of the month I have a group that meets on the northwest side of town.

There is a PM company in town which I do actually use as the PM for only one of my duplexes. 

Network around town and I'm sure you'll find your next deal soon!

Larger units or areas closer to sea-town or pemium neighborhoods in tacoma would allow you to get closer to your 600k price point but honestly that sounds like a cali price to me.  

You could set up meetings with a few known brands in town and see where that leads you.