@Lisa TaylorFirst, take a deep breath.

So to begin I don't want to 'get in too deep'.

We just had a medium sized rainstorm and when I went out to the garage I noticed water leaking at least two feet inside the entire perimeter of the garage (only about 1/4" deep). 

They typically have very deep pockets, are looking to park cash, and have a very long time horizon, like 20+ years...Personally, I am interested in deals locally, but am timing acquisitions, with these expectations in mind (low to zero short term yield expectation, very long-term investment horizon).

I would love to get to know people already knee deep in the Nashville market.

JOhn,  title companies are NOT in bed with any agent they are netural.. if they showed favoritism they could be in deep trouble from the insurance commission... you may want to check the contract most of them have a mediation clause for this very reason.if you don't come to a conclusion the title company will file an interpleader with the court and send the money there.. and you guys can duke it out there..

You would have to buy at a very deep discounted price like $40-50 cents on the dollar if u buying cash so these will have to be REO properties that need some cosmetic repairs for example I am buying  1 families out here for $26k cash (4beds 11/2baths )rehabbing for 10 k .

Relieved...

If you don't have deep experience owning similar properties they won't let you assume the loan.

Or 34 sounds like a lot but once you're deep in the game you realize you need way more than that to retireMy expectation is (outside of obvious road blocks) approximately 30-40 units at hopefully 2-300 cashflow per unit would get me to a comfortable position in covering expenses (assuming that number is different for all people).