If you take your time and drive around the area you will see these differences and they will be reflected in prices :)

The median rent is projected to continue its slight upward trend, reflecting the broader housing market dynamics​​.Key InsightsPrice Growth: Anticipated 9.3% increase in home prices over the next year.Inventory Increase: Slow rise in inventory levels, still favoring sellers.Buyer Demand: Strong out-of-state interest and local job growth driving demand.Mortgage Rates: Expected stabilization, potentially easing affordability issues.Rental Market: Stable with slight monthly rent increases.Overall, the Birmingham real estate market is poised for continued growth, with rising property values, strong demand, and improving inventory levels.

My take is this:  $30k is a lot of money and is probably quite enticing, but I'd encourage you to step back, reflect on all your options and most importantly, the bigger picture of the real estate portfolio you dream of having.  

@William Walker Any reflections on this property 9 months after you got started?

In Zillow, it still shows off-market, but the price history reflects that it was listed yesterday.The last listing I did through Zillow was up within a couple of hours.

Secondary markets and all business loans for that matter, tend to come with higher interest rates b/c people care less of their company goes bankrupt or defaults then if they personally do; that's reflected in the banks risk, and therefore the interest rate charged.

You want to be as simple and streamlined as possible, and a system that reflects your current investments, but gives you option / room to grow without restructuring.

@Paul Winka In a situation like this you can really use any reasonable method that properly reflects how the property is being used. 

The class of location and class of unit should reflect the quality of tenant you should be trying to find. 

So, once you start with the averages, you amend the numbers to reflect your business plan.