IMO those numbers make a lot of sense.I think its better of an investment than trying to buy OOS.

Now that house has been rented out for the past two years, and I want to buy another possible duplex or triplex to house hack.

I would suggest that you find a partner or mento who has done it before.Many of the investors that I work with in your position find that buying New Construction investment property from a builder is a better option. 

Here in Columbus Ohio, you can still find the positive cash flow (aka the 1% rule) and you get amazing appreciation in any real estate you buy.

I wouldn't recommend setting up an LLC out of state if you are buying in Tennessee unless your tax advisor is looking to help you on strategy.. but from a numbers standpoint, it really doesn't make sense when you start adding up on all of the annual LLC reporting fees from different states and then it starts cutting into your cashflow.

@Josh Young - Are there opportunities to buy new builds for investors?

or any experience buying homes at auction in Sac? 

I buy all over DFW for large investor, and I always enjoy talking shop.

Hey everyone,I’m considering BRRRR (Buy, Rehab, Rent, Refinance, Repeat) in Sacramento and wanted to hear from investors who have successfully executed this strategy in the last two years.

When I began investing in cabins in the Smokies, I made rule that I would only buy cabins on creeks or rivers where you can catch your dinner.