We are inverse from 2020, which was way too few properties and way higher demand.Now, we have decreased demand and way too many properties.That said, there are some deals to be had in the Smokies these days!  

𝐇𝐨𝐦𝐞𝐛𝐮𝐲𝐞𝐫 𝐝𝐞𝐦𝐚𝐧𝐝 𝐣𝐮𝐬𝐭 𝐝𝐞𝐭𝐞𝐫𝐢𝐨𝐫𝐚𝐭𝐞𝐝 𝐟𝐮𝐫𝐭𝐡𝐞𝐫.January 2026 existing home sales came in at 3.91 million.Down 4% year-over-yearDown 42% from the pandemic peakDown 27% from pre-pandemic normsWe are now operating at demand levels that, outside of the GFC period, are historically depressed.This isn’t a “rates will fix it” story. 

I’d appreciate real-world feedback from anyone familiar with the market there.Section 8 Demand:How strong is the demand for Section 8 rentals in Birmingham/Jefferson County right now?

Crime patterns, school zones, and tenant demand play a big role.Tenant quality and turnover trends — Certain areas and price points see higher turnover, which can quickly impact cash flow.Older housing stock and maintenance expectations — Many properties require updates or ongoing repairs that out-of-state investors often underestimate.Eviction execution and local process — Mississippi law is generally landlord-friendly, but local knowledge is key to handling issues efficiently.Curious to hear from other Jackson investors.

Not every office property is in high demand, but these “reinvented” spaces are definitely catching attention and could shape the NYC commercial scene in 2026.

Strategy plays a huge part. 

If it takes you another 2-4 weeks to find a tenant you’re paying to play PM. 

Trenton, Camden corridor, and some of the smaller PA towns like Allentown or Reading have better cash flow but require more boots-on-ground due diligence.For the Jersey Shore STR play, I'd actually caution you to run the numbers very conservatively.

I agree with the other posters that out of state might be a better play. 

At this point I’m just building so the long term appreciation play is my key focus.