I wouldn't invest in MA or NY, simply because of their eviction laws.

LOL  a softer way to say this is if your simply looking to become a landlord this is a very easy subject to read up on and learn and understand U do not need to pay someone to teach it to you. 

But if the guest was drunk, didn't know they broke a bottle, or simply failed to tell the owner, now what?  

The biggest form of energy production in Tennessee today, nuclear power, simply wouldn't exist without many, many trillions in tax dollars to develop, not to mention the government stepping up to insure and protect the plants, manage and protect the waste for half an eternity, and clean up the trillion dollar mess in case of another disaster.

I'd like to simply buy a turnkey rental and make cashflow but I understand that's easier said than done and turnkey properties likely won't provide me ideal ROIs.

So, put simply, Fannie and Freddie facilitate financing/liquidity to this market, focusing predominately on single-family mortgages and multifamily construction.

and are you looking to walk away with cash or simply refinance (meaning paying off) what you owe? 

When I asked for her due diligence analysis on the property tax expense component of the deal later on, she simply responded she didn’t remember.

This is why the moment I hear a hungry-realtor saying how they want to get out there and get with a client like yourself because there going to make "oh so much commissions" or that an agent works with "all investor buyers" I just giggle and walk-on, because that's just a declaration of ignorance and inexperience. 100%, what your doing as an active value-shopping investor, going for small-"pop" properties, it either (a) isn't worth an agents time because it simply does not pay enough for the work involved or (b) the agent is too green to know this and than, since they are so green, there no-good at it anyways. 

You may not be able to simply Google them.Here's my overall reaction to your post.