Have you seen a massive price spike after a major event (like Florence and likely Michael, or Matthew a couple years ago?)

See how the numbers work that way.If the vast majority of houses are selling in the $130k range, you may have to accept that's just where the market is and pass on this deal...or get a better price...

Hey BP family I'm writing up this post because I am new to the Nashville TN market and would love to connect with other active investors.

My father is on the fence here, it wont have a major impact on his retirement.

That should be your first purchase, as it is an important part of building wealth for a majority of the populations.

I liked dealing with them 2008-10, boy they sure were a lot more flexible then...kinda want to save my major renovations for the next recession :)

I will never tell anyone to not pull permits because I think its important do be able to show everything was done to code and right specially at selling time,  but if you are doing the work yourself or hiring out and aren't doing structural or major reno to the property then i don't know if you necessarily need to pull permits but do or make sure the job gets done to code and right. 

No major problems that i know of have not had an inspection yet.

My wife and I have four kids, and are quite active with sports or other activities with the kids on the weekends. 

Obviously Charlotte is the major metro but to your point it’s hyper competitive.