I would do the keys, older little more stable, I think Smokey’s right now are over inflated and those who bought recently are gonna feel some pain in the coming years

@Giacomo Gesualdo  ROI has been going down as purchase prices and expenses (inflation) rise.

First rule of real estate OPM- "other peoples money" what other investment lets you borrow 80% but you get 100% control, all appreciation, the hedging of inflation, equity pay down, tax benefits, rental increases and the cherry on top?

And remember to have an annual % increase for cap-x, tax's etc to account for inflation and increased cost of goods/services over time. 

Inflation will not be out of control forever but rents will always go up.

Our median prices across property types are all significantly less inflated than the Austin or DFW markets - we are the last affordable metroplex in Texas!

After a full year of inflation and rising prices, it appears that things may begin to settle down a bit.

You don't see the bubbles as you do in other major metros (NY, San Fran, DC, etc) which means that you might not get  the quick inflations, but you also don't see the large drops in prices when the bubbles burst.

The thing to do when the card is pulled on you is to flip the script - ask the tenant what would be "fair" under the circumstances: (1) you have had no increase in 10 years; (2) my operating costs have increased x in that time; (3) even with the small inflation over the past 10 years, a 2013 dollar is equivalent today to $1.26, etc..

Make sure you have signed leases from the seller's agent (with reasonable and not inflated rents for a sale), and have at it!