I am seeing this situation all the time and I know that a good portion of buyers are investors like me so I don't understand why people buy these properties when clearly they don't pencil and yet for the last year I have watched this happen over and over again.

We'll be watching things like the unemployment rate, collections, vacancy rates, absorption rates, and similar. 

I have some questions..I learned everything I know about SF investing by reading a new REI book a week (sometimes 2), taking notes, going to 1-2 meetups a week locally in Houston, networking and learning from those in the SF game, attending free webinars, reading forums on places like BiggerPockets and watching YouTube.

Will but curious to watch what happens when leases in the next year or so come due.  

Watch Out!"

I've been binge watching every youtube video on the subject but this can only take me so far.

I live on the other side of the state, but did look at Memphis before deciding I wanted to invest more locally.Some of the things to watch out for is that Memphis has good areas and bad areas, but they are not clearly defined like in some places. 

., but this is starting to get ridiculous if the landlord can’t reclaim their property and have to just watch it turn into a drug/gang member house.

I can find the local rents from Rent-o-Meter, I have watched and read stuff from Branden Turner.  

Always watching the market here in ATL.