I am 15 minutes from Disney, with normal traffic, and have a nice place with full 5 star ratings and we're just battling the bottom feeders here all day long. 

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Existing rents were well under market rates. 4. 

However I did some research myself on crime rates, and from 3 different sites, they all suggest that crime is rather high in that area:https://www.neighborhoodscout.com/tn/memphis/crimehttps://crimegrade.org/safest-places-in-memphis-tn/https://www.memphisdailynews.com/CrimeReport.aspxChecking city-data.com, the average salary for that median household income is around 39k.Also, the property value is listed at 145k, which seems like it is on the lower end.

Personally I'm fascinated with Sub-to, especially if you can takeover a sub 4% rate.

Going rate build rate is roughly 375-400/SF.

What are their nightly rates?

20 months ago, interest rates were prolly much better which makes sense that the value of the house is down given interest are higher.The thing with low priced properties is that you have to hit close to 1.5% rent to price ratio for the numbers to make sense.The thing is that the cost of rehab, for the most part is the same regardless of how cheap or expensive your property is.Roof replacement isint cheaper because you have a cheaper house.HVAC Replacement isint cheaper because you have a cheaper house.It looks like your appreciation and cash flow are negative.Unless you anticipate them to change, I would sell it.

I think the interest rate is nice in this market but the return on your money annualized looks low, I am just curious what I am missing.

@Star Reidcan you hire a PM and just let them take care of everything?