Refinances are a full fresh complete re-underwrite comprising 95% of the same work/paperwork that a purchase mortgage involves, assuming of course the consumer wants the Fannie/Freddie subsidized rates.

Who is going to give you a loan (consumer loan) on your home without verify income?

In addition, it is consuming over half of my line of credit which limits me from buying other projects. 

Yup, but more importantly the consumer feels better because their loan "wasn't sold," which can translate into referral business.

@Joel Arndt Entering a new market is always going to be time consuming, hard work and carry inherent risk.

@John Smith because 99% of people who get a real estate license have virtually no experience and the consumers need protection.

The first months consumed planning and getting to know contractors.

A "professional" tenant can tie you up in court for the best part of a year, especially if you make even a tiny procedural mistake.Chapter 93A (the Consumer Protection Act) also applies to landlords and can award a plaintiff up to 3 X damages.

I'm only going to be living here in Clarksville TN for a couple years for work and I'm looking for a property that will accommodate my family situation and make a modest return once we move away. 

You don't appear to do payroll which used to be very time consuming without software, and you don't even have that.