I am also wondering about vacancy rates in general in the Memphis area.

I could put a mortgage on the property, I was quoted 60% LTV with 8% rate amortized over 15 years.

Domicile: WA State (income tax free)Property location (Texas): (income tax free)LT gains + Depreciation recapture ~ $300k on a $500k income property ~effective / average tax rate = 12% for past umpteen yrs (relatively low income, avoiding IRMAA and doing Roth rolls (no 'realized' income, just transferring from tIRA to Roth = vast majority of annual MAGI income)In the end (coming soon, ~17 yrs) ALL remaining estate will go to charities / Charitable Foundation / DAF.

Rate caps are around 5-6 for 4-plexes in decent areas. 

I agree.I don't think the golf simulator will guarantee you extra income, bit the ADU would get rate extra cash.

She still left a one star review and airbnb refuses to remove it because it was her "experience" at my property even though I dont have a single other rating out of 30 thats below a 5.Anyways does anyone have recommendations for better alternatives?

It's important to note that Detroit may have higher vacancy rates and lower demand, which could impact rental income and property values.

Interest rate, even if this is a cash deal?  

She was also able to refinance the loans that made sense to near rock bottom rates when rates were low.

Not sure what the going rate is.