Would be very interested to hear from experienced investors on your thoughts for these two areas specifically. 

I’d recommend confirming the scope of work and checking with the Tennessee Board for Licensing Contractors to determine if a license is needed for your specific project.

You're buying a specific property, in a specific location, in a specific condition, subject to local rules and regulations.

.)- Crime stats... if you know specific zip codes/submarkets that you'd like to target, the best data will come from local precincts. - and more..I'd recommend remaining active not only here on BiggerPockets, but in other valuable RE investment networks that you can find - i.e. local meetups (meetup.com, eventbrite, BP local events). 

But if you have a cash buyer who is specifically looking for income property, and even more specifically a vacation rental property,  I firmly believe that there is a value add from having a working STR there.

I was following this post so disappointed no one has any specific recommendation.

Rent control laws are market specific.

The are some specific limitations on SUVs and crossovers even if they're over 6000 pounds, so you should make sure the particular vehicle qualifies. 

Are there specific cities or states where this lobbying is already having an impact?

@Cody Ford Without having specific expenses and the 4th rent amount I can’t say for sure if I would pull the trigger on this property.