Heating costs and interest rates dont help the numbers but demand is high and resale numbers have been impressive

And the demand and value for that by those who'd use it.  

In a nut shell, BP is helping me grow closer to my REI goals and its priced under 300 bucks.  

Finding a university that is growing each year & buying a home very close on campus to the college housing.

I would consider selling if you have lived in the home the past 2 / 5 years since you have a decent amount of tax free equity in there but as long as you have a plan to reinvest those funds.By your numbers, since you have an amazing rate and high rents, I would consider renting it out if you believe your area will continue to grow in value.

This is a growing trend in rentals to increase cash flow and help your community with affordable housing! 

I am planning to get into the TN real estate market as my first investment and am looking for some information.In particular: Areas to steer clear of, property management fees, typical cosmetic rehab costs, etc.My strategy is to put large down payments on 2 properties (relative to housing prices) to help pay for my living in NY while still gaining appreciation in a growing real estate market.

(The bulk of the problem is Nimby-ism and local regulations that prohibit sufficient building of new homes to meet demand.)

I am growing very frustrated.

January is historically the lowest demand/income month so when a cancellation happens it hurts more.