There's always an insane amount of opportunity here. I've been investing and helping people invest (on-market & off-market) in Memphis since 2009. A few things that screws an investor's plan is when they buy too high for the neighborhood...buy too high for the state of the property...choose a bad rehab crew...hire a terrible PM.
You don't know how many properties I've helped investors unload that came from some, "reputable," turn-key providers.
At least half the country has lower crime. Whatever happened to murderer of the lady jogger? Wasn't the mayor assaulted by some nut? Didn't a traffic stop end up with a police gang beating a driver to death?