Good information in this post, though I’d be cautious about characterizing the arrival of a single employer or agency—no matter how large—as an inflection point.The more nuanced truth is that Huntsville has seen strong job growth for many years thanks to the constant influx of new employers (or incumbents expanding), including the FBI, Under Armor, Parsons, Fifth/Third, Glaukos, SpaceFactory, Total Quality Logistics (TQL), and so on.The point is that Huntsville’s growth seems like a secular, broad-based trend more than anything else, and so market performance is likely to be influenced by that rather than the arrival of U.S.

You also have to confirm the logistics and accessibility of the site allow for modular delivery and assembly.

Rezoning in some cities/counties is a breeze and in others it's a logistical (and financial) nightmare. 

Probably me if it happens, though logistically with my job benefits it’s more prudent to probably be my husband.

Obviously this is more difficult from a logistics perspective, but many NonQM and other lending products are going to flat out deny the rent by the room unless structured this way. 

Lexington has some good fundamentals, but since you’re open to out-of-state investing, I’d also recommend you take a serious look at the Memphis, TN market.Here’s why Memphis is popular with remote investors:Affordable buy-in: Plenty of solid rental properties in the $100K–$150K range.Strong rental demand: Large renter population with consistent long-term demand.Landlord-friendly laws: Easier to operate compared to many other states.Diverse economy: Logistics, healthcare, and manufacturing keep jobs stable.The key is having a reliable property management team to handle the day-to-day, which is what makes Memphis attractive to out-of-state investors who want to scale.If Memphis ever makes it onto your shortlist, I’d be glad to share more about neighborhoods that are investor-friendly and how out-of-state investors successfully build portfolios here.

Probably me if it happens, though logistically with my job benefits it’s more prudent to probably be my husband.

Areas like Riverside and Springfield see success in this method, as long as rehab adds enough value to justify refinancing.Bonus: You may even explore “AirBnBRRRR” in coastal neighborhoods like Jacksonville Beach—capitalizing on short-term rental premiums.Your Jacksonville Market SnapshotStrong fundamentals: A diversified economy with military bases, logistics, finance, and healthcare supports consistent renter demand and long-term appreciation.Rental dynamics: Although rent growth has slowed a bit, demand remains strong.

Do you find tenants are usually receptive to that, or do they worry about the logistics of moving out even temporarily?

Sometimes just helping them with logistics is more valuable than adding a few hundred dollars.One thing I would never recommend, though, is signing a lease agreement with the former owner.