He wanted me to travel with him and buy some of these deals. 

For out-of-state options like Columbus, Indianapolis, or Huntsville, turnkey or rent-to-retirement properties could offer better cash flow, but you’d need to factor in property management costs (typically 8-12% of rent) and travel for oversight.

The pics of your rentals near Gatlinburg look great...makes me want to travel there!

Since multifamily properties in your area don’t pencil out, exploring out-of-state cash-flowing rentals or mid-term rentals (such as renting to traveling nurses or professionals) may be better alternatives.

They do however have available one on one coaching and some programs that have been vetted that are available if it is something you are interested in, like running AirBnBs, or learning how to travel hack credit cards.

I immediately began running numbers for a rent-by-the-room scenario for travel nurses. 

Short-term rentals are popular around the downtown area and surrounding neighborhoods, mid-term rentals are common to target traveling nurses and doctors from health facilities like Nationwide Children’s Hospital.I’ve also spent time living in Cincinnati and it has a lot of unique character.

Or should I keep tenants in units and once they move out turn it into midterm rentals for traveling nurses, etc? 

Thats an important question to ask nowadays, we were scammed by a marketing/SEO company who is now overseas and has a PO box in US only so basically untouchable.

Travel time has been treated unfavorably by courts, with a few exceptions.