If you can't afford Nashville proper, my next suggestion would be to check out one of the university markets orbiting Nashville.

I include language in my lease allowing me to change the furnace filters (with 24 hour notice) which allows me to enter each of my rentals once a quarter. 

Look at the plan of the university as well.

I also teach for two universities on a part-time basis, so that creates a little income, my wife has a retirement income and I do some independent consulting work on the side.

It's a whole strategy where your marketing and language is critical. 

@Nathan Gesner Thank you that language is helpful. 

Indy is affordable, is landlord friendly and has a diverse job market (FedEx, Eli Lilly, Indiana University Health are 3 major employers and there is starting to be a small tech presence).

@Forest WuYes there is much hype about MF distress.It’s over hyped in my opinion.While lots of MF assets are in distress, within the total universe of MF properties, I suspect only 10% are in distress.The truth is generally distressed properties have little or no equity in them so at the end of the day, the lender will be the one in charge.And the lender will want to sell to a cash buyer who can write a check.Say a lender is owed $25M on a property, buyer is underwater.

My experience is in Alabama association law, but I suspect the principles are universal:  There is a hierarchy of rules for HOAs and just like government documents, a lower ordinance can be used to execute and make more specific a "higher rule," but can't contradict it. 

I have followed Frank Rolfe and his Mobile Home University for over 20 years.