I'm particularly interested in:Finding Mentors: Connecting with seasoned investors who can offer guidance and insights.Networking with Professionals: Meeting real estate agents, lenders, contractors, and other professionals who can contribute to successful deals.Exploring Joint Venture Opportunities: Collaborating with other investors on potential projects.Learning About Local Market Trends: Gaining a deeper understanding of the real estate dynamics in these areas.I'm open to attending local real estate meetups or cash flow groups.

Specifically, is the rental market stable, and is reliable assistance (like agents, property managers, contractors, etc.) available?

You should keep saving, get pre-approved so you know where you stand, and start working with an investor-friendly agent to show you homes so you get some reps in.

I am an investor/agent and own 5 and it's my primary investment strategy.

Your deal finder (agent/wholesaler)3.

This deal originally was supposed to happen in December 2023 but the seller wanted to wait.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Your profile mentions that you are an agent with rentals.You would want to see if you are able to claim real estate professional status.If you are able to claim real estate professional status, you can potentially offset the rental losses with your real estate agent income.Furthermore, TN does not have a state income tax allowing you to be more open with your options.Best of luck

One means of research: talk to an experienced real estate agent that specializes in work with investors. 

Having a solid team around you like agent, lender, contractors etc.

You could even post an ad on Craigslist or ask a real estate agent for leads.