For a tenant who has only lived there for a year, the expectations for normal wear and tear are lower.

If you aren't going to be living in CR full time as you try to execute the deal I do not think it is physically possible for you to obtain a loan from Scotia Bank and not worth your time to try because the rates are so high. 

Quote from @Chris Seveney: Quote from @Eric Henson: Do you guys ever take the risk of buying a foreclosure at sheriff sale with the previous owner still living in it?

I live in NC they’re in Texas.

If you live in Vegas and can self-manage the property, I'd likely recommend sticking to the market you know and have succeeded in.

lived in Ocala few yrs ago.

If you have lived in it for 2 yrs I would suggest renting it for 2 - 3 years and then selling it to avoid capital gains taxes. 

But, I'm fairly risk averse, and do live in a heavily tenant leaning area as far as regulations and court judgements. 

You live there now? 

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.