The property is alright but a high asking price it seems for the quality and condition that it is in. 

As a seasoned dividend investor I know certain quality companies will dip and return to value levels again, even if i missed the boat the first time around.

It seems like your rates are pretty high for today's market, but that really depends on the quality of your assets.

That should tell you if he has the right to sell the property and what outstanding debt there is against it.

I'm contently vetting vendors based on the price and quality of work. 

Yes, we do have a property manager (my W-2 job is Enterprise Sales, so I travel some and also have 4 kids under 7, so life can be a bit nutty sometimes) :-) But the property manager is outstanding, and renting to the demographic that we do has created 0 problems the last 3 years. 

SFRs and MFRs near the Smokies are a hidden value b/c everyone buys cabins but forgets about the folks who live there and need a quality 2BR/2BA rental. 

Congratulations on the outstanding appraisal. 

@Kevin Kim What I see and experience is that single-family with ADU is a better investment vs 2 to 4 units as far as ROI and other factors (tenant quality, location, maintenance, etc).

It's a great place for families in terms of quality of life and cost of living and, as you mentioned, not a bad place to invest.