I'm from Franklin, which is about 20 miles south of Nashville, and I'm very familiar with the Greater Nashville area growing up here.Feel free to reach out if you're interested in connecting and I'm happy to be a local resource.

Feel free to connect directly. 

I used to do essentially free consulting with new investors on it but gave it up for some of the same reasons - everyone thinks you can just sit at home and buy good properties across the country that are in great shape. 

If you're targeting MFR properties in more affordable markets, these options could free up the funds you need without disrupting your cash flow too much.

Feel free to PM me, we can bounce ideas around.

Start with BiggerPockets Ultimate Beginners Guide (free).

Our rental is near a very famous one, so we added a free cemetery tour to our listing, if a guest books one month in advance. 

You and I both know, nothing is free in life.

(Google UBIT or read Tom Wheelwright's book Tax-Free Wealth)Investing actively in real estate through an SDIRA voilates the self-dealing rule for IRAs.  

If you need help, which you may, feel free to text the Bigger Pockets support line.  720-902-8552What I desire is to provide new RE investors real/accurate information.