That gives you an RTP ratio of around 1.4 to 1.5, which is well above your target.Home prices are still pretty accessible, and there are areas where rent growth and overall revitalization are happening.

Nashville, IN is known to have rental restrictions on STRs in the area, so I would double check the regulations.

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Also we plan to have the ADUs handicap/wheelchair accessible on the first floor.

.- Privvy is easier for seeing investor activity in the area and seeing the before/after of flips (how much they bought and sold it for)As an investor, I presume that your versions don't give you access to MLS sale price data? 

Access to a beach and dock for guests requires a special rider.

I have 2 tickets and an upgraded room (honeymoon suite with access to private beach).

You may also want to consider a 3% down conventional loan on a SFH / SFH+ADU OR 5% down conventional on a 2-4 unit - this way you won't be restricted by your current FHA

Are there goods you are worried that you won't have access to on time?

Nashville may be a higher value market, but being an expert in Memphis investing would be potentially more lucrative early because the price point is more accessible and you know it better.