When an area becomes a sustainable, high growth market like Nashville, returns become increasingly residual. 

I rent out an 1100 sq ft single family home which sustained significant water damage to the kitchen in November from leaky plumbing.

No matter what metric you end up using, always remember it goes back to sustainable Cash Flow.

It's just not a sustainable business plan.

My goal is to get into RED from a sustainable standpoint and I understand that experience or getting started beats education any day, but just wanted to get further feedback on the same.

Getting deals like this isn't that complicated or difficult, it just takes sustained time and effort.

I’m 32 and female, so that’s a biological countdown(although I know I want to foster/adopt also) I’m not against being a single mom(adopting before finding a partner) but my career(forensics with the Sheriff) keeps me on call and out in the middle of the night at crime scenes so I would need a strong community support to sustain the child until I can have 100% passive income. 

Really good info--I had heard that NFIA sounds less sustainable (solvent?)

@Timothy Harris the good market in the good state is whichever market you find you're able to put forth a sustained effort over time in.

Also, with the increased living expense of your primary, you'd need more rentals just to sustain the cost of living increase.