I have a short term rental that I self manage and am considered a real estate professional based on material participation rules.  

That does not work and is only for experienced renovators who know their buy box and know they will always go to the studs and redo everything.Just get out in the field, see every dump on the market, take sneak photos to show to a contractor, and get some investor and contractor friends who will be in the ballpark on the costs.Understood, Thank you very much!

For a bit of context, my wife and I recently moved to Tennessee and after renting for a bit we are just about to close on our first property.

First question: how much cash do you have to invest, and is this separate from your emergency funds? 

If there are any certain connections you are looking for let me know and I can definitely plug you in!

Hello, Can anyone recommend a good PPL software that doesnt cost more than $1k/month and is similar to Ispeedtolead or leadzolo? 

It is the interest rates at which banks lend to each other and is short for Secured Overnight Financing Rate. 

Here's her most recent thought on the matter if it helps: "Lack of inspection during building by project managers [is the problem].

We also would like to self-manage if possible.

. ;-) And I believe  FBI agents salaries are somewhat higher than Walmart salaries.