It can happen  sure but I doubt it.2) a house that needs 10K in repairs is pretty much just a new paint job and a good cleaning.

I did look at the crime stats and the area is certainly not clean.

However, our quote included fixing a large water damage leak in the kitchen floor and wall, cleaning the carpet in the bedrooms since it's not bad just dirty, new vinyl plank in the common areas, light renovations on the bathrooms, new windows, new paint throughout, new hot water heater... more I can't even remember.

My idea was to make it a vanilla building, but update it and make it clean to attract tenant(s).

They don't keep it clean, the 4 houses around it have a tarp on the roof, there are 8 other houses on the street in better condition at 110K. 

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(No HOA.)This has given me back a ton of time, required fewer cleanings and lessened the impact on the neighbors.I can adapt my calendar to monthly or nightly stays just by adjusting my availability.

I'm quite confident if you have quality build-able Tennessee land (with clean, "free & clear" title) , you can sell it on eBay (if the "price is right"!).

My wife works for a PM as the cleaning lady between tenants.

I send the YP calendar link to my cleaners and send an auto generated cleaning task reminder via text to them 24 hours prior to each turn just in case.