Rehab properties need work so are cheaper and require contractors but after done have more value.

If so, are their rates typically on par with big banks?

:)  It is really tough to find good deals, but I'm buying, and so are my clients! 

They were called due in the last downturn, so are not cuddly gentle creatures...but have a bite.

So are you saying the terms that she gave me are only for if I do it through her company?

Those are great options as demand should continue to increase as the area expands and in turn, more jobs soar in.

Prices are cheaper, but so are rents.

Returns are better and so are the tenants. 

Has anyone invested into share states and if so are there risks, what’s the time on returns and so on, and is it a good investment to get into?

Now I don't have either of these in my personal home, but when I am surfing homes to stay in in the Smokies and practically every home has these amenities, yours sticks out like a soar thumb.