Predictable the west side has higher ratios than the east side. 

Do I need to worry about the new housing stock that's under development in these areas especially South loop?

I arrived at my cabin in Pigeon Forge yesterday to find that my housekeeper had removed my high quality towels and sheets and replaced them with cheap alternatives and had never stocked my house with items (coffee, olive oil, hand soap...)

I wouldn't put much stock into anything coming from Zillow estimates.

We bought for 86k (lenders estimate currently predicts resale of 95k but their numbers are totally wrong about my local market)

(Stocks,Bonds, Property, Cash, Boats, etc) An asset manager manages assets on behalf of someone else, making important investment decisions that will help the client's portfolio grow.There are many property management companies that maintain properties to a high standard.

While that is a great amount to be setting aside each month, you just could not save enough in 20 years.The following is not a prediction and not even statistically backed up.

What terms might you offer a friend in in their 30s for 50k who is just looking to diversify in a hot stock market?

This reserve fund cushion is critically important to maintaining predictable cash flow.To keep down costs, the cash flow investor must do careful tenant screening. 

Mutual funds are no guarantee of a successful return; 2020 is expected to be a bit of a slowdown due to global trade issues and anything "trade" has a negative impact on the stock market.