Nashville Off-Market Deals: Tighter Supply, Same Demand — Thoughts?

As an affiliate broker in the Nashville area, I'm noticing off-market inventory getting tighter and buyer demand not really slowing down. Curious what other investors are seeing right now — are you still finding worthwhile deals in core Davidson County, or has everyone shifted further out to places like Murfreesboro and Gallatin just to get any margin? Also wondering if appetite for rehab-heavy properties has cooled given where rates are, or if people are still willing to take on the work if the numbers pencil. Would genuinely love to hear what's converting for people lately versus what's just noise.