The White House area might appeal to families or professionals wanting to live near Nashville at a lower cost.If you're open to exploring other markets, Memphis, TN also offers strong rental investment opportunities.

Each agency has slightly different criteria and limits but the process for setting rents is roughly the same and has 2 components. 1) The tenant voucher is based on the tenant’s specific finances and number of people within the family unit.  

I figure if the equity we have cash flows better than similar equity in a single family residence in Utah would, then we should consider this AITD as a serious option.

I think if you can nail that down you will be able to find a market easier.As a buy and hold investor some of the things that were important to me when deciding on a market were landlord tenant laws, price to rent ratio, housing demand, ability to build a team, large population 500K plus, multi-family availability and some other factors.take the process step by step and you will be fine. 

For me and my goals, I focus on long-term investing in residential single-family homes in Florida and Georgia.

I currently work with investors looking to build their portfolio with single-family, long-term rentals while managing for them on the back end, making is hands-free for the investor to still work their W-2 job and live their everyday lives and spend it with family, hobbies, etc. 

Single family long term rentals has been working for me. 

Quote from @Andrew Betts: A single family home with a pool near Disney would be ideal, however there are around 70,000 of those available.

Do you know if this would be an issue when it comes time to having my 5 year DCA inspection in ( mid 2025) as the property is only register with them as a 4 family?

I have a couple of single family homes in Cincinnati, but most of my portfolio is in Columbus.