So the net effect is a tax increase.I like the other metros because you can still buy decent properties at or near that $125K target and get a decent rental amount.Although, from and investment standpoint, ATX is overpriced right now, I'd still rather LIVE here than any of the other areas mentioned.

Networking with agents and wholesalers is the most effective type of "finding" right now for my business model.

They effectively cover the mortgage.

I want to be investing in a neighborhood near Memphis that would take on the same effect. 

Depending on where it is you could expect to get great cash flow per month, mailbox money, or sell it for a big payday.

Effectively your ROI is less than 4.5% because it'll cost you money to access your principal.Now with the IO scenario - can you surpass a 4.5% return if you redirected those principal payments into a new purchase?

We can't of course just turn off the electricity, but not sure what would be effective way to achieve this.

On a side note, I for one think the effect HGTV has had on the housing market is interesting to watch.

Actually posted about this a couple of months ago after the Trump Effect brought MF interest rates up .75%. 

To that effect, a lot of brokers like to push their clients to buy as quickly as possible because, well, that's what makes us the most money.