Learn how to consistently hit singles and doubles over a long period of time.

All the best  Again, you can't stick to a consistent schtick Bob.

@William Vreeland, Nashville to Knoxville is a 3 hr drive, so unless you family is consistently in Knoxville, I am not sure how having family in one city is beneficial to investing in another.  

But beyond that, Texas offers consistent population growth and strong job markets, which create ongoing demand for housing and commercial spaces.

You could also qualify if you spend more time on the property than anyone else involved, regardless of hitting 100 hours.Ex. managing contractors, handling bookings, setting up the property, or dealing with guest communications, you might meet the material participation requirement without needing to track 100 hours.The key is to document everything.

(Less risk, more consistent cash flow, etc). 

Are they communicating with you all the time with updates etc? 

We still own property in Texas, and the pricing here for renovation and maintenance is consistently 1.8-2x what we pay in Houston and Central TX. 

Be consistent with your lead generation efforts.

However, it's important for landlords to apply this question consistently to all applicants to avoid any mistaken appearance of discrimination. ~ Ran FRIDMAN PROPERTIES FAMILYI don't think you mean this literally, because treating everyone like family is a recipe for disaster!