We recently purchased a historic home as our primary and are planning to both renovate and build a DADU.

I also have some 1031 funds from a property sale as the down payment....Alternatively a personal loan to buy the building and then I can fix it up down the road since it is a historical building and I might need time for all that process and getting the tax credits.I have 50% down payment (some of this is part of a 1031 exchange) and excellent credit, Other option is to get some type of portfolio on loan based on my other investment properties?

I know Memphis has historically been a great place for investors due to the great cash flow, but I wanted to hear from investors who have recently bought rentals about their cash flow?

As long as your not building in an HOA governed development or in one that the city deems historic like the BAR In Charleston.. 

What do people use to find historic rents, occupancy in a zip code or city's apartments?

I don't think we're at top of market either; inventory remains at historical lows and the i-buyers are still buying everything they can get their hands on - making the inventory even tighter.

I do have access to their historical P&Ls and all the pertinent information. 

Can u go based on historical data?

The school grades are likely based off historical data.  

So, unless you have deep pockets buying and just sitting on the properties could get expensive78202782037821078208782157820478207 right next to the downtown corridor7820978212 – in the older more historic parts of the areaIn conclusion, I think the San Antonio metro still has a lot of room to grow especially along the I-35 corridor towards Austin.