Anyone out there have success getting a 3rd or know anyone who might do one?

I’m in 3rd-4th tier markets and am doing well.

Either go to local real estate oriented meet-ups or post in FB groups that are for real estate in different Colorado markets.

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship. 

I'd say this in any market, but we're talking about Detroit here. 

And many people have been successful in both appreciation and cash flow. 

Hotel/Motel, Condo, Apartments all have had substantial rates because a lot of companies have either stopped writing the business or non-renewed it and the companies that will still write it have to take premium because of the risk they're taking on.I know that doesn't help you at all but my advice would be if you have an independent agent who you trust and like and believe they're doing the best they can for you stick with them and let them work all the markets for you.

If it's really a deal, get it under contract for a longer period 30-45 day and market your contract like crazy.

Nashville is a large market, so I can't imagine you'd do poorly there.

These markets often offer better entry points and potential for appreciation.