All FHA / VA loans are assumable but the seller may not want to participate due to it be a longer process and may not be ideal if there is a huge gap in price since you can only assume how much they owe at the lower rate .

I am exploring the possibility of buying a STR - this would be my first time owning any rental property, so I have a bunch of newbie questions.  One area that has caught my attention is the Pigeon Forge/Gatlinburg TN ...

There are those that are doing mentoring at an affordable price, I would either reach out to Kevin Shortle or Jamie Bateman. 

It seems like companies are competing and lowering down their skip tracing pricing.

Purchase price: $49,000 Cash invested: $3,000 We purchased 5 acres with no deed restrictions or HOA and continue to build out rentals/lots on the property.

If rents are high compared to sales price, then you have to ask - why aren't these renters buying? 

This can be a sophisticated value add opportunity.  

The RTP area, comprising cities like Raleigh, Durham, and Cary, is an attractive option for several reasons:Strong job market and population growth, driven by the tech, research, and education sectors, ensuring consistent rental demand.More affordable home prices compared to Charlotte, allowing for better cash flow from rental income.Areas like Cary, Apex, and parts of Raleigh have newer construction townhomes/condos that fit your criteria.Potential for long-term equity growth, as the region is seeing steady appreciation.Some recommended areas to consider near RTP:Cary (especially newer developments like Amberly)ApexNorth RaleighDurham (for slightly lower prices)Charlotte is also a solid option, though it may be more expensive:Strong financial/banking sector driving job and population growth.Higher home prices but potentially higher rents as well.Newer townhome/condo developments in areas like Ballantyne, University City, and South End.Robust long-term equity growth potential, but higher entry costs.

Pricing slightly below the competition can definitely help avoid lengthy vacancies, especially if it's decent but not top-tier.

Unless you are terribly priced, or have a severely limited customer pool, turning people down is going to be part of the business.