I’m looking on some opinions on if it is worth getting into this deal.

I finally found the right place to post this....I'm working on a deal right now in Memphis, TN and I was wanting to get some opinions on this. 

But I could use some experienced investors opinion. 

That paired with the fact that we get 13 million tourist per year makes this area the best option for vacation rentals in the country (that's my opinion) Although I must point out, if you're not willing to self manage the returns will be similar or less than a LTR.

That's what separates the boys from the men in my opinion.

Both of them are offered as value-add plays based on a light reno which is supposed to result in rent increases of $115 to $150 per unit.I have my own thoughts on where I want to be in terms of property quality but I wanted to see if any investors local to the area or knowledgeable about the area could offer any opinion on what class these two neighborhoods/areas are and which of them would be more resilient in an economic downturn.

I have noticed as my wife and I have gotten more successful that friends have expressed less interest in seeing us, talking to us, etc.

Better to not be the last one holding the expensive stick in my opinion.

I like offering up suggestions, opinions, information, etc on other threads, however I have never started a post simply to share information.

I would love to listen to you guys opinions ( right or wrong and what should i do ?