You do not need a  mentor program, see if you can attend a  few meetups and then do a Joint Venture or equity deal with one of the investors there  and start from there.

So now that you understand what type of owner you are looking for you can go to realist and use the Non-Owner Occupied search feature, and find unlimited leads for marketing.  

While not in TN specifically, I have assisted clients do as you have described: live in a property as a principal residence for 2 years, rent it out for 3 years, then sell.Based on the situation described, you would appear to be eligible for the MFJ joint exclusion on principle residence on your 90% share.However, in order to retain that ability, the house will very likely need to be sold (ie, sale closed, not just under contract) by the end of this month. 

Like a lot of new investors you are probably feeling pressure to acquire real estate which can unfortunately lead to bad investment decisions.

I did it by househacking 2 multifamily and joint venturing on about 20 units of commercial multifamily.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

It is unfortunately one of the biggest misconceptions amongst new investors and leads to unnecessary start up expenses.

It may lead people to wonder ‘if the seller left some of the old plumbing fixtures and towel bars, etc, where else were corners cut’.The kitchen appears rather small and even an island on wheels would add more counter space.As mentioned previously, curb appeal and staging would absolutely make a difference here.Good luck with your sale!

Debt is a tool, but too much can lead to big problems.

If everyone is truly active, it is now a joint venture and you can have a local real estate attorney form an LLC for you (which is much less expensive).