Auburn you should take a look at Walnut Hills which has for some time now been considered the next OTR, (strictly in terms of the amount of development and growth) Covington, Main Strauss, and Roebling Point have also seen recent growth and are very attractive for cash flow investors considering  Kentucky's lower taxes.    

Still, I'd definitely check out the Memphis Market.Also, in terms of when to buy on the dip, it occurred to me that historical data might offer some clues. 

Quite frankly, stopping companies from scanning my credit report for pre-approvals was not a priority in terms of impacting my score positively which has been my main priority.

Kids are coming back home to live with their parents and in term provide support day to day living.

In my opinion, when people are comfortable (in terms of money) they tend to give back to others of contribute to the world in other ways.Take it slow.

This shows good faith and also gives you an opportunity to see the overall condition before the move out; gives you an idea of what you will need to spend in terms of make ready.

Nothing beats investing in apartments (I have 1,000 units) in terms of multiplying your networth in a hurry (except hotel investing).

Easier to deal with than manure as well in terms of clean up.  

I'm in the similar boat in terms of buying, fixing and renting out in MD.

The problem is nothing that I buy here in the SF Bay area will make sense in terms of cash flow.