If new debt is required, can a seller carry or private money be used?

To me, the best course of action is to structure the deal so that it meets the investors objectives....some will want fixed return with less risk....others will tolerate a bit more risk for added upside.   

I have never encountered a bank who loans in a market I'm investing in ask why I was investing there...other than is it a primary or investment property to establish the risk profile. 

I do not like to take the added risk of renting to unrelated "room mates", They tend to be unreliable and unstable.

There is considerable risk in factoring in this appreciation to your overall strategy.J

It is definitely speculative, but there is plenty of data in place to lessen the risk if you're looking to flip it quickly and not buy & hold while waiting for the new airport/mall/whatever to show up. 

The lower price offsets the risk you are taking.

We will not allow animals or smoking, which will limit our tenants but also mitigate associated risks. 

I have been holding back for a little while now waiting for it to pop, it is coming and I think there is more risk of downside than possible upside still.

I mainly looking for cities / metro areas where ratio between risk and ROI is the greatest.I'd love to hear some opinion of experienced member who actually invest in Tennessee.Cheers,Benny