The expansion/contraction of the pieces was not an issue & the edge/grip integrity due to the weather extremes proved to be excellent & did not buckle to contract. 

Anyone know if that's still the case and I might just be getting a batch of expensive properties or has Memphis Invest just increased prices across the board (which I assume might be due to their expansion?)

This way I can have many opportunities for expansion, diversify my market risk, yet get travel to on a regular basis if needed.

Unless you want to be at a standstill with a little more money, your plans with the money should include expansion and growth. 

The university is spending hundreds of millions of dollars on construction projects in 2018 alone, including new classroom buildings, parking garages, a restaurant, athletic building improvements and library expansion.

We are seeing signs on the coasts that we are moving from expansion to the hyper supply phase of the cycle but we are still very likely a ways away from a crash.

The purpose of increasing it by a half-point or a point for five years' time is not, as many believe, to account for a possible expansion of cap rates in the foreseeable future", you asked If that is the case, then why do sponsors use it in their underwriting to come up with a future sales price?

I would invest 100% into my brokerage account, lever it up at 65% LTV and use the proceeds to BRRRR properties until I ran out of opportunities or got tired of expansion. 

If you have a long horizon left on your debt you should be able to offset cap rate expansion with higher cash flow.

Account Closed  moving there and getting the lay of the land with no doubt help you going forward.make sure you keep your drainage in good shape on your property you may need to water your foundation in the summer tenants wont do it.. believe me.. its not if its when.. when it comes to foundation issues in those areas of expansive soils and older homes that were built to absolute minimum codes which is much of the older product in texas..