That being said, with interest rates being higher now, I may not be able to find a turnkey property that makes financial sense.  

If he's only doing bathroom remodels, that would make sense to not bother.

Hope that makes sense.

And since I would like to go back to it being a STR when some of my life calms down in a year or 2, it doesn't make tons of sense to get rid of it all and then start again!

Made sense at the time. 

The Exclusive Right to Represent makes sense for prospective individual homebuyers, but for real estate investors, it seems unfair and limiting.

@Jason Wray, thank you for taking the time to respond this makes a lot of sense.

In other words, it doesn't make sense for the seller.

When you’re investing with leverage, I think it makes more sense to do it in a market that’s showing plenty of signs for growth.

I realizing the duplex conversion strategy is more complex I probably wouldn't try it on my first property, just want to get a sense of what's possible in the Chattanooga market :) Thanks!